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HomeMy WebLinkAboutZ-8913 Staff AnalysisMay 1, 2014 ITEM NO.: B NAME: LOCATION: OWNER/APPLICANT: FILE NO.: Dougan Duplexes — Conditional Use Permit 5519-5523 Lee Avenue (Lots 3, 4 and 5, Block 18, Pfeifer's Addition) Douglas Dougan PROPOSAL: A conditional use permit is requested to allow for the construction of a duplex structure on each of three R-3 zoned lots. ITE LOCATION: The properties are located on the south side of Lee Avenue, between Polk and Taylor Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The properties are located in an area that is primarily single family in use and zoning, although other uses exist in the general area. Although it is difficult to determine with certainty, duplexes apparently are located at the NW corner of Lee and Polk, Woodlawn and Taylor and two blocks to the SE along "C" Street. An area of R-4 (single family or two family) zoning is located along "B" Street to the south. Most of the R-4 zoned structures appear to be single family. Multifamily and non-residential zoning are located several blocks to the west and south. Staff has concerns that the proposed duplexes are not compatible with uses in the area. Additionally, the design proposes parking pads that are parallel with the street, not perpendicular as is more typical in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Hillcrest Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Each lot requires 3 parking spaces; 1 Y2 space per unit. The applicant is proposed 2 spaces per unit. Two spaces will be located at the front of each lot and two will be located at the rear. A shared driveway will be built between lots 4 and 5 (middle and east lots) and a single driveway will be built on lot 3 (west lot). There is a platted but undeveloped alley to the rear. The applicant cannot improve and widen the alley for access since he does not own the properties to the east, connecting the alley to Polk Street. May 1, 2014 ITEM NO.: B (Cont.)_ FILE NO.: Z-8013 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: Lee Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. All curb cuts and driveway aprons not proposed to be used should be removed and the curb replaced. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Entergy has no issues. Service will be provided from the alley where existing lines are located. Contact Entergy in advance for service needs. 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. 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. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. Maintain access. County Planning: No Comments. CATA: The site is located on a CATA bus route. 2 May 1, 2014 O.: Z-8913 SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 19, 2014) The applicant was present. Staff presented the item and noted manote of theamount of paved area I dditiona asked information was needed on proposed building de The was to indicate any proposed fencing Staff on the site and suggested that the applicant reduce the size of the parking pads and combine driveways. The possibility of utilizing the alley for access was ay was of discussed. It was determined that the 15wide l the propertiestextending to the insufficient width and the applicant did not intersecting street at the end of the alley so additional sed site poan offered ycouldnlyt be obtained. Staff expressed concern that the proposed pavement and building with little green area. Public Works, Utility and Outside Agency Comments were noted. The applicant was advised to respond to staff issues y February 26, 2014. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Douglas Dougan, owner of he three R-3 zoned lotscribedanal use permit as Lots 3, 4 to , t Block 18, Pfeifer's Addition, is requesting approval of a conditiallow for construction of a duplex structure on each of the 3 lots. Each duplex structure is being designed with thet duplexeswill facetoward the kea One unit of the duplex will face toward Lee and on of the property. Each dwelling will be approximately 1,000 square feet with 2 bedrooms and 2 baths and will be built craftsman style Illth a haverbrick around the ont porch across the entire width of the structure. The structures w foundation and porch column base and a Hardi board siding exterior. architectural asphalt shingleshe structures will have 8-12 pitched roof with Each unit will be provided two parkinaad at he rear. will driveway ace two-space extend parking pad at the front and a two sp pa d from Lee to the rear of each lot. The parking spaces are designed "flag pole" style with the spaces being parallel to the street. All parking and drives will be asphalt paved. The alley right-of-way is not an acceptable alternative to pr T eeraccess s to the rear of the lots due to the narrow width of the right-of-way. properties have parking pads in the front and reand lithe � ea of the s#ructurdes, of each lot. The amount of paved area, combined 3 May 1, 2014 ITEM NO.: B (Cont.) FILE NO.: Z-8913 leaves little in the way of yard or green spaces. The style of parking, with the parking bays in front of the buildings, is not similar to the typical parking found in the single family neighborhood. Staff does not feel the proposed use and site design are compatible with existing development in the neighborhood. The 1921 bill of assurance for Pfeifer's Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends denial of the proposed CUP. PLANNING COMMISSION ACTION: (MARCH 20, 2014) The applicant was present. There were two (2) objectors present. Three (3) letters of opposition had been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of denial. The applicant, Douglas Dougan, addressed the Commission and stated he would just like to find a plan that was acceptable to the City and his neighbors. He stated he could defer and redesign the project if he thought there was a chance it could be approved. Dana Carney, of the Planning staff, suggested the Commission hear from the objectors to see what concerns they had. Dorsey Williamson, of 5509 Lee Avenue, spoke in opposition. He state the neighborhood was primarily single family and the proposed duplexes were not appropriate. Mr. Williamson voiced concerns about increased traffic and the potential impact on property values. Ruth Bell, of the League of Women Voters, stated duplexes could be appropriate in a single family neighborhood, if they were designed to fit in with the neighborhood. She stated it appeared Mr. Dougan was trying to do too much on the site. She expressed concern about the parking in the front yard and the lack of "livability" or green space. Mr. Dougan stated he was open to suggestions and was willing to defer if there was a chance of the application being approved, but he did not want to waste his time otherwise. He made note of other duplexes in the area and stated some of those made use of substandard alleys for rear access. 4 May 1, 2014 ITEM NO.: B (Cont.) FILE NO.: Z-8913 Commissioner Nunnley told Mr. Dougan it appeared he was asking for a deferral based on a reasonable expectation of approval and the Commission did not do that. He told Mr. Dougan he could defer to try to address the issues that were raised in the discussion. Mr. Dougan then requested deferral. A motion was made to defer the item to the May 1, 2014 meeting. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE AND RECOMMENDATION: In response to concerns he heard voiced at the March 20, 2014 Commission meeting, the applicant has submitted a revised development plan for the three lots. The proposed duplex units are now two-story, "townhouse" style, reducing the building footprint by half. All parking has been taken out of the front yard and a twenty-five (25) foot front yard is indicated. A paved driveway will extend to four (4) parking spaces which will be located at the rear of each lot. The buildings will be constructed with an exterior finish of brick, stucco and stone. The roofs will have an 8/12 pitch with architectural asphalt shingles. Staff believes the applicant has submitted a development proposal that is much more compatible with the neighborhood and is more in keeping with the residential development in the surrounding neighborhood. Staff recommends approval of the revised CUP application subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 1, 2014) The applicant was present. There were two (2) persons present in opposition and one (1) person present in support. Staff had received two (2) letters and an e-mail in opposition which had been forwarded to the commission. Staff presented the item and a recommendation of approval of the amended application subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. The applicant, Doug Dougan, stated he would reserve his time to respond to any issues raised by the other persons present. 5 May 1, 2014 ITEM NO.: B (Cont.) FILE NO.: Z-8913 Brooks B. Chambers, of 5527 Lee Avenue, read from a letter which his wife had sent to the commission. In that letter, she expressed concerns about density, increased traffic and potential impact on property values in the area. Ruth Bell, of the League of Women Voters of Pulaski County, spoke in support of the item. She reminded the commission that she had spoken in opposition to the previous plan. She stated Mr. Dougan had responded to the League's previous concerns and the League was now in support of this amended plan. Ms. Bell stated she understood concerns about traffic but what was being proposed was a duplex residential development, not a high -traffic apartment complex. She stated she felt the development would be a positive addition to the neighborhood. Dorsey Williamson, owner of the property at 5527 Lee Avenue, spoke in opposition. He voiced concerns about increased density, increased traffic and crime in the area. Mr. Dorsey stated he had considered buying the three lots to build single family homes but could not make the numbers work. He stated the only was Mr. Dougan could make the financial numbers work was to build duplexes. Mr. Williamson expressed concerns that approving this application could lead to additional duplex applications in the area. Mr. Dougan stated he had built other townhouse homes in the area, on "C" Street. He stated these duplexes would be two -bedroom units marketed to single individuals, such as med-school students, and not families. He stated they would not generate an excess amount of traffic. Director of Planning Tony Bozynski stated the prior plan had a number of issues that Mr. Dougan had addressed. He stated the zoning pattern in the area was mixed and there were a number of duplex and higher zoned properties in the area. Commissioner Berry stated he found it ironic that Mr. Williamson had himself stated that he could not make the numbers work to build single family homes on the lots, yet he was opposed to Mr. Dougan's proposal to build duplexes. He stated he felt it was highly unlikely that these lots would be developed as single family. Commissioner Berry stated he thought this was a good, sustainable development. A motion was made to approve the amended application, including all staff comments and conditions. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. A SUBDIVISION COMMITTEE COMMENTS FEBRUARY 19, 2014 ITEM NO.: 3. DOUGAN DUPLEXES CONDITIONAL USE PERMIT 5519-5523 LEE AVENUE Z-8913 Planniny, Staff Comments: 1. The 1921 Bill of Assurance/Plat for Pfeifer's Addition does not address use issues. 2. Provide additional information on building design; external materials, roof materials and pitch. 3. Locate and describe any fencing. 4. All vehicular use areas are to be paved with asphalt or concrete. 5. Combine two of the driveways into one to be shared by adjacent lots. 6. Reduce parking pad paved areas to minimum allowable size for two vehicles (18' x 20'). Variance/Waivers: • None requested Public Works: 1. Lee Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. Utilities and Fire Department/Coun , Planning_ Wastewater: Sewer available to this project. Entergy: Entergy has no issues. Service will be provided from the alley where existing lines are located. Contact Entergy in advance for service needs. 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. 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. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. Maintain access. County Planning: No Comments. CATA: The site is located on a CATA bus route. Planning Division: No Comments. Landscape: No comments on this duplex application. ITEM NO.: 3. (CON'T)_ Z-8413 Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday February 26, 2014. 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 March 5, 2014. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than March 14, 2014.