Loading...
HomeMy WebLinkAboutZ-8855 Staff AnalysisMay 16, 2013 f FILE NO.: Z-8855 NAME: Breaux Duplex - Conditional Use Permit LOCATION: SE corner of West 31 st and Longcoy Streets OWN ER/APPLICAiN T : Ashley Breaux PROPOSAL: A conditional use permit is requested to allow for construction of a duplex residence on this vacant, R-3 zoned property. The property consists of 1 1 /2 lots. 1. SITE LOCATION: The property is located at the SE corner of West 31st and Longcoy Streets, one block east of John Barrow Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located near the north edge of the John Barrow Neighborhood. The residential development is somewhat more sparse and there are vacant lots located around the site. New duplexes have been constructed to the north and south, along Tatum Street just to the east. Some single family homes, in a variety of conditions, are located in the immediate area. Commercial uses and zoning are located along John Barrow Road; one block to the west. Allowing this single duplex on a lot and a half does not appear to be incompatible; wit�,uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow Neighborhood Association. 3.- ON-SITEDRIVES-ANDPARKING:- Each unit of the duplex requires 1.5 parking spaces for a total of 3 on -site parking spaces. The applicant proposes to place 4 parking spaces at the rear (east), with a single driveway off of West 31 st Street. There is an existing 25' wide culvert in place where the driveway will be located. The applicant has agreed with Public Works Comment to provide additional pavement width for 31St Street to meet the fire code requirement. 4. SCREENING AND BUFFERS: No Comments. May 16, 2013 ITEM NO.: 4 Cont. FILE NO.: Z-8855 5. PUBLIC WORKS COMMENTS: 1. Per International Fire Code, at least twenty (20) feet of paved surface should be provided on 31 st Street adjacent to subject property. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 -asse-mblyymstbe - - completed by a Certified Assembly Tester licensed by the State of Arkansas and ap-proved_by CAW. The test results_must be sent to CAW's_ Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Fire hydrants (per Code). Maintain access of at least twenty (20) feet. County Planning: No Comments. 2 May 16, 2013 ITEM NO.: 4 (Cont.) FILE NO.: Z-8855 CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 2013) The applicant was present. Staff presented the item and noted little additional information was needed. Staff commented that any fencing would have to comply with code and all driveways and parking would need to be paved (concrete or asphalt). Public Works and Utility Comments were noted. The applicant was advised to visit with Public Works Staff regarding the potential requirement to widen 31St Street. Staff commented that the neighborhood had requested rear yard parking for other duplex developments in the area. The applicant was advised to visit with the neighborhood. The Committee was informed that there was sufficient room on the site to pull the residence forward and to put parking behind the structure, if necessary. The applicant was advised to have responses for staff by Wednesday, May 1, 2013. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Ashley Breaux is requesting approval of a conditional use permit to allow for construction of a duplex on the vacant, R-3 zoned property located at the southeast corner of West 31St and Longcoy Streets. The property consists of one and one-half (1 Y) lots measuring a total of 72' X 138'. The property was at one time occupied by a residence but has been vacant for several years. Associated with the new duplex, the applicant will construct 4 parking spaces at the rear (east) of the lot with access via a single driveway off of West 315t Street. The applicant will provide additional pavement width for West 315t Street to meet the fire code requirement. The--applicant-states-the duplex -design -is contempor-ar-y-and-Ahe plan is -to -create a low maintenance, energy -efficient structure which is attractive and functional. Each unit will have 720 square feet of space on the ground floor with 200 square feet in a loft. Each unit will have one bedroom, one bath, a kitchen and a living room with a work hall for washer and dryer and desk area. The loft area may be used for an extended sleeping space or work space. There is attic space for storage. The exteriors will be block and metal with metal roofs. Fencing may be provided. 3 May 16, 2013 ITEM NO.: 4 (Cont.) FILE NO.: Z-8855 Staff is supportive of the request. The property is located at the north edge of the neighborhood where existing development is more sparse. New duplexes have been or are currently being constructed in the area; including the southeast corner of this same block. Placement of the structure will meet or exceed reauired setbacks. Parking for two spaces per unit will be provided. The applicant will provide additional pavement width for the street. The 1907 bill of assurance does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. 2. All driveways and parking area must be paved (as asphalt or concrete). PLANNING COMMISSION ACTION: (MAY 16, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as 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 by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. Ell SUBDIVISION COMMITTEE COMMENTS APRIL 24, 2013 ITEM NO.: 4. BREAUX DUPLEX CONDITIONAL USE PERMIT SE CORNER OF W. 31ST AND LONGCOY Z-8855 Planning Staff Comments: 1. The 1907 Bill of Assurance for John Barrow Addition does not address use issues. 2. Any proposed fencing must comply with Code requirements for height and location. 3. All driveways and parking areas must be paved (concrete or asphalt). Variance/Waivers: • None requested Public Works: 1. Per International Fire Code, at least twenty (20) feet of paved surface should be provided on 3 1 " Street adjacent to subject property. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Fire hydrants (per Code). Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. ITEM NO.: 4. CON'T Z-8855 Landscape: No comments on this two-family residential application. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday May 1, 2013. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday May 1, 2013. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than May 10, 2013.