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HomeMy WebLinkAboutZ-8413 Staff AnalysisNovember 13, 2008 ITEM NO.: 6 FILE NO.: Z NAME: Ludwig Street Duplexes — Conditional Use Permit LOCATION: 4509 —4511 Ludwig Street OWNER/APPLICANT: Stanley Phillips/Kwendeche, AIA PROPOSAL: A conditional use permit is requested to allow for construction of a duplex residence on each of these R-3 zoned lots. SITE LOCATION: The lots are located on the east side of Ludwig Street, 1 Y2 blocks north of Colonel Glenn Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The properties are located at the southern edge of the John Barrow Neighborhood where uses transition from single family to nonresidential. Single family residences of varying age and condition are located in the immediate area around the properties. One-half block to the south, the uses become non-residential, including a recently approved PCD for a beauty shop and offices as well as the multiple commercial uses along Colonel Glenn. Ball fields are located one block to the east, beyond John Barrow Road. Several office and commercial uses are located along John Barrow Road, two blocks to the north. The duplexes have been designed to present the appearance of more of a single family structure to the street. Staff believes the proposed duplexes will be compatible with the 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 Association were notified of the request. 3. ON SITE DRIVES AND PARKING: Each duplex requires 1 '/z space per unit, 3 spaces per duplex. The applicant proposes to construct 4 spaces per lot with access directly off of Ludwig Street. The 4 spaces are divided into two -space bays by a walkway that ties into the sidewalk/walkways that serve the two properties. November 13, 2008 ITEM NO.: 6 (Cont.) FILE NO.: Z-8413. A landscaped island separates the two lots, providing additional, visual separation between the parking spaces. 4. SCREENING AND BUFFERS: No comments on this duplex residential request. 5. PUBLIC WORKS COMMENTS: 1. Backing out onto City streets creates unsafe driving conditions. 2. At time of development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). Fire Department: No comments received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENTS: (OCTOBER 23, 2008) Kwendeche and Stanley Phillips were present, representing the application. Staff described the proposed construction of the two (2) duplex structures. Staff noted that additional information was needed with respect to building setbacks and height. Kwendeche noted that the information would be provided to staff. Vince Floriani, of Public Works, noted that Public Works supported the proposed site plan, but explained that vehicles backing onto Ludwig Street from the site could be an unsafe situation. 2 November 13, 2008 ITEM NO.: 6 (Cont.) FILE NO.: Z-8413 After the discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow construction of a duplex dwelling on each of the two, R-3 zoned lots located at 4509 and 4511 Ludwig Street. The lots are currently vacant with a scattering of trees and underbrush. Each duplex will contain two dwelling units. The buildings will be one-story in height with pitched, shingled roofs. The facades of the buildings will have a combination of color coated masonry with minimal use of vinyl siding. The specific colors and combination of materials are not finalized. Within the duplexes, each unit will contain two bedrooms, one bath, a kitchen and a living room. Each unit will be approximately 700 square feet in size. The duplexes are turned on the lots so that they are angled toward Ludwig Street rather than facing, parallel with the street. This presents more of a single family dwelling appearance when viewed from the street. Angling the structures toward each other creates a courtyard shared with a common walkway from the parking spaces. A 6-foot tall, wood privacy fence will be placed along the north, south and east perimeters. The owner will manage the completed property, including the maintenance of the grounds. The owner has stated he will impose strict rental guidelines. Building setbacks will meet and exceed the setbacks required by the Ordinance for the R-3 zoning district. Staff is supportive of the request. The applicant has presented what staff believes is a quality development to be located at the southern edge of the neighborhood. The project will provide a good transition from the non-residential uses to the south to the single family uses extending beyond this site. The 1907 bill of assurance does not address use issues. 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 r• November 13, 2008 ITEM NO.: 6 Cont.) FILE NO.: Z-8413 PLANNING COMMISSION ACTION: (NOVEMBER 13, 2008) The applicant was present. There were three registered objectors present. Staff informed the Commission that the John Barrow Neighborhood Association had called in support of the item. Staff presented the item and a recommendation of approval subject to compliance with conditions outlined in the "staff recommendation" above. Kwendeche, the applicant, was asked if he desired to defer the item since only seven Commissioners were present. He stated he wished to proceed. He stated he would reserve his time to address concerns raised by the objectors. Genevieve Stewart, of 4421 Ludwig Street, spoke in opposition. She stated she was aware of other neighborhood residents who were also opposed but unable to attend the meeting. Ms. Stewart stated the neighborhood was single family and there was no need for a four-plex in the neighborhood. She stated several new single- family homes had been built in the area. She asked if the Commissioners would want this in their neighborhood. Ms. Stewart commented that there had been a history of crime problems in the neighborhood but things were better now. She voiced concern about the potential occupants of the duplexes. Ida Campbell, of 4411 Ludwig Street, stated she liked the neighborhood the way it is. She stated she was opposed to adding apartments to the area. Ms. Campbell voiced concerns about traffic on the street. Kwendeche responded and stated he had looked at the neighborhood and found uses other than single-family in the area. He referenced a recently approved office/beauty shop development located Y2 block to the south. He stated the project had been designed so as to fit in with and be sensitive to the neighborhood. In response to a question from the Chairman, staff responded that the neighborhood had called in support. Commissioner Yates noted that each structure would be 1,400 square feet in area, containing two, 700 square foot dwellings. Kwendeche commented that the size of the structures would be compatible with homes in the area. Commissioner Yates asked staff to explain their reasoning for support. Dana Carney responded that R-3 allowed duplexes as a conditional use, meaning there would be circumstances and locations where duplexes would be 4 November 13, 2008 ITEM NO.: 6 (Cont.) FILE NO.. Z-8413 appropriate. He stated staff looked at the specifics of the site and of the development being proposed. Mr. Carney noted the property was located at the southern edge of the neighborhood, where uses begin to transition from single-family to non-residential. He noted the non-residential uses begin Y2 block to the south. Mr. Carney stated staff studied the specifics of the development proposed by the applicant and it was staff's opinion that the development was appropriate for the site, based on the orientation of the buildings, the parking and the building design and materials being proposed. Richard Channon, of 4512 Ludwig Street, spoke in opposition and stated he was concerned about traffic on the street. In response to a question from Commissioner Laha, Ms. Stewart stated she would support the construction of 1,400 square foot single-family residences on the lots. In response to a question form Commissioner Nunnley, Mr. Carney stated the parking requirement for a duplex was 1 Y2 spaces per dwelling ( 3 spaces for each duplex structure) and the applicant was proposing 2 spaces per dwelling (4 spaces for each duplex structure). A motion was made to approve the application subject to compliance with all staff comments and conditions. The motion was approved with a vote of 7 ayes, 0 noes, 2 absent and 2 open positions. 5