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HomeMy WebLinkAboutZ-8946 Staff AnalysisJuly 24, 2014 ITEM NO.: D FILE NO.: Z- NAME: Bowers Street Duplexes (3) — Conditional Use Permit LOCATION: 4408 — 4420 Bowers Street OWNER/APPLICANT: Travoris Akins and Charles Clifton/Stanley Phillips PROPOSAL: A conditional use permit is requested to allow for construction of three (3) duplex residential structures on these vacant, R-3 zoned, 3'/2 lots. SITE LOCATIO The site is located on the west side of Bowers Street, south of West 44tn Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: Surrounding properties are zoned and occupied by single family residences. The two homes directly north of the site are relatively new. Although staff typically is supportive of the slight increase in density proposed by duplex development, the issue of compatibility must be considered. The development as proposed has paved front yard areas. Additionally, the orientation of the northern units is toward each other rather than to the street as is typical in the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow and West Heights Place Neighborhood Associations. 3, ON SITE DRIVES AND PARKING: Each duplex requires 1 '/z parking spaces per unit (3 total for each duplex structure). The applicant is proposing a shared driveway and 6 parking spaces for the northern 2 duplexes (units 1-4). The southern duplex (units 5 and 6) has 6 parking spaces. The parking is located in front of the dwellings. The parking cannot be placed behind the dwellings due to a concrete drainage ditch that crosses the properties. The applicant has proposed to plant trees on the north, south and street perimeters of the parking area and to install shrubbery between the parking and the buildings to help soften the effect of having the parking in the front yard. July 24, 2014 ITEM NO.: D(Cont.)FILE NO.: Z-8946 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: 1. Bowers Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way twenty-five (25) feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. All driveways shall have concrete aprons per City Ordinance. 6, UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Entergy does not object to the proposal. Electrical facilities run along Bowers Street and are available to serve the duplexes. Contact Entergy well in advance so that service requirements, easements and construction schedules can be worked out. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No Objection. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 2 July 24, 2014 ITEM NO.: D Cont. FILE NO.: Z-8946 The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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: Place Fire hydrants per Code and maintain access. Building Codes Comment: Project is subject to all current residential code requirements. Fire Separation required. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at (501) 371-4724; crich7 littlerock_or Mark Alderfer at (501) 371-4875; malderfer @Iittierock.orq County Planning: No Comments. CATA: Approved as submitted. Site is less than one-fourth mile from Route # 9 and less than one-half mile from Route # 14. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 2014) The applicant, Stanley Phillips, was present. Staff presented the item and expressed concerns about the proposed parking design and the orientation of the buildings. Mr. Phillips stated it was the same layout previously approved for duplexes he recently constructed at 34th and Longcoy. Staff expressed concern that the project as proposed was more of a multifamily development in appearance and not similar to the existing single family development in the neighborhood. He stated the parking could not be put behind the buildings because a concrete -line drainage ditch crossed the property, limiting the depth of buildable area. Staff suggested he make some attempt to provide more green space at the front of the lots. 3 July 24, 2014 ITEM NO.: ❑ (Cont.) FILE NO.: Z-8946 Public Works Comments were noted. Staff suggested he verify the location of the ditch as it appeared to be further back on the property than what was shown on the survey. Mr. Phillips presented letters of support from two area churches and one neighborhood resident. He stated he also had support from the John Barrow Neighborhood Association. The applicant was advised to submit responses to staff issues by Wednesday, May 28, 2014. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The applicant, Stanley Phillips, is requesting approval of a conditional use permit to allow for the construction of 3 duplex structures (6 units total) on the vacant, R-3 zoned, 3 '/2 lots located at 4408 — 4420 Bowers Street. The structures are proposed to be 1 story in height, built of wood frame construction with vinyl siding and a pitched, shingled roof. The northern two duplexes (units 1-4) are designed to face each other onto a common courtyard. Units 1-4 are proposed to contain 2 bedrooms and 1 '/z baths. The southern duplex (units 5 and 6) faces the street. These units contain 3 bedrooms and 2 baths. A common driveway provides access to 6 parking spaces for units 1-4. A separate driveway provides access to 6 parking spaces for units 5 and 6. In both cases, the parking spaces are parallel to the street, in the front yard area. The parking cannot be placed in the rear yard because a concrete -lined drainage ditch effectively cuts off the rear portion of the properties. Placing the parking behind the buildings and bringing the buildings forward on the lots would cause the buildings to be closer to the street than other homes in the neighborhood. To help mitigate the visual effect of having the parking in the front yard, the applicant has proposed to plant trees along the north, south and street perimeters of the parking area. Shrubbery is proposed to be placed between the buildings and the parking. Staff is not able to support the development as proposed. The paving of the front yards creates an appearance that is not compatible with the existing single family residential neighborhood. Other homes surrounding the site have typical front lawn areas and a single -wide or double -wide driveway perpendicular to the street. Additionally, the orientation of the two northern duplex structures is such that it creates more of a "multifamily complex" appearance rather than having the front fagade face the street as is typical in the neighborhood. 4 July 24, 2014 ITEM NO.: D(Cont.)FILE NO.: Z-8946 STAFF RECOMMENDATION: Staff recommends denial of the application. PLANNING COMMISSION ACTION: (JUNE 12, 2014) The applicants were present. There were several persons present, both in opposition and in support. Several letters of opposition and support has been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of denial. Stanley Phillips, the applicant, addressed the Commission. He stated he had done several similar developments in the John Barrow Community. He said the building orientation and parking design with this project was similar to one that he had recently built in the neighborhood. Mr. Stanley stated the parking design worked and had created no problems. He made note of the letter of support from the church across the street. Raymond Rader, of 4424 Bowers Street, spoke in opposition, He stated the neighborhood was opposed to duplexes and asked the Commission to keep the property single family. He voiced his concerns about the development being too dense for the neighborhood. He said the duplexes would be occupied by renters who would not be as stable residents of the neighborhood as home owners would be. ❑elisa Rader, of 4424 Bowers Street, also spoke in opposition_ She voiced her opposition to the parking plan, with the front yards being paved. She stated the angle of the parking was such that car lights would be shining into her home. Ruth Bell, of the League of Women Voters of Pulaski County, spoke in opposition to the plan. She stated the League supported increased density to allow duplexes but the development must be compatible with the neighborhood. She stated the proposed parking design was not compatible with the neighborhood. Ms. Bell asked the Commission to reject the proposal. Carolyn Heitman, President of the John Barrow Neighborhood Association, spoke in support of the proposal. She stated the Association had worked with Mr. Phillips on past proposals and had had no problems with any of the projects he had built in the neighborhood. She said it not appropriate to put a negative stereotype on renters. Ms. Heitman said the Association was supportive and would rather see the parking as proposed rather than have additional parking in the street. July 24, 2014 ITEM NO.: D (Cont.) FILE NC.: 7-8946 Beulah Scott, of 4504 Foster Street, spoke in opposition. She said the proposal would result in too many families in a small area. Ms. Scott stated the proposed duplexes would not fit in with the neighborhood. Becky Epperson, of 4511 Bowers Street, stated she also was concerned about the number of people who would be living on the site, the parking design and the possible effect on property values. Kwendeche, Mr. Phillips' architect, stated they had tried to mitigate the visual impact of the parking by proposing to install trees around the site and by adding landscaping between the parking and the buildings. He said the buildings would appear as single family when viewed from the street, not multifamily. He stated the aesthetics of the site were appropriate for the neighborhood. Commissioner Berry commented that it was appropriate to have a mixture of housing types and density in a neighborhood. He stated he saw design problems with this proposal and he was opposed to the current application design. Commissioner Nunnley stated he respected what Mr. Phillips had done in the neighborhood. He stated his concern was related to the proposed density and design of this project. Mr. Phillips stated there were constraints on the site due to the drainage ditch which bisected the property and he could not put the parking in the rear. He stated he could reduce the density to two duplexes and redesign the parking to be more compatible with the neighborhood. Chairman Fountain asked for staffs opinion on Mr. Phillips' new proposal. Dana Carney, of the Planning Staff, responded that staff was typically supportive of increased density in the developed urban areas of the City. He stated design was an important component, including building orientation and parking design. Mr. Carney stated staff would like to see a revised plan before making additional comments. In response to a question from Chairman Fountain, Mr. Rader stated the neighborhood wanted the properties to remain single family and they did not support any duplexes. Chairman Fountain stated single family residences could be occupied by renters if that was the neighborhood's objection. Mr. Rader responded that renters would be okay as long as they are in single family residences. He stated deferring the item to make the changes Mr. Phillips spoke of would make no difference as the neighborhood was opposed to duplexes. A July 24, 2014 [IN ITEM NO.: D Cont. Chairman fountain asked Mr. Phillips if he wishemotionfer washmade to defer the e item to make that changes. Mr. Phillips responded at he did Aroved by a vote of 9 ayes, item to the July 24, 2014 agenda. The motion was app 0 noes and 2 absent. STAFF UPDATE: 2014 Commission meeting, Th n response to issues raised at the June 12r osal now consists of two (2) Mr. Phillips has amended his application• e prop are duplex structures (4 units total) to be built on facess IBowers Street ot site. The structuresAsngle now oriented so that the front of each u parking spaces will be driveway will provide access tvdthe wae� parallel t thetal of tst$eet. This arrangement located perpendicular to the Y unit. Staff believes this is provides two (2) parking spaces per dwelling reasonable since the units each contain three (3) bedrooms. The rear 1f3 ± of the site will not be developed. The existing coon �� east 21e ditch separas to tes that portion of the site from the developed area the new 4 foot tall chain link fence will be placed on aceast sidethe of north and concouth ditch. A 5 foot tall opaque woad fence will be pled perimeters of the site, from the front property line back to the new chain link fence. The applicant has proposed to plant 34, 2 `nch caliper trees n tAreas of south and east perimeters of the site and between eeen the buildings.3 ,�z lots will replotted into shrubbery will be planted in front of each building• two lots. The lots will exceed the minimum standards3district he minimums n eed the REach proposed building setbacks will meet or exc dwelling unit will contain 1,386 t square feet in a single story structure. Staff believes the applicant has done a good job of responding to the site -design issues raised at the previous meeting. Due to the constraints on the site created . Staff is b the concrete ditch, the options are limited for parking 4 ktre item was reviewed Y supportive of the proposal, as amended. On July 2, , applicant had by the Subdivision Committee. The committee b the so Cvmmiss on felt the pp addressed many of the issues previously raisedY REVISED STAFF RECOMMENDATION: Staff recommends approval of the revised CUP application subject to compliance with the following conditions: ments and conditions outlined in Sections 5 and 6 of 1. Compliance with the com the agenda staff report. 7 July 24, 2014 ITEM NO.: D Cont. FILE NO.: Z-8946 2. The properties are to be replatted into two (2) lots prior to submittal for building permit. 3. The six foot tall opaque wood fence on the north and south perimeters is to be built with the finished side facing out. 4. Thirty-four (34) two (2) inch caliper trees are to be planted on the site as indicated on the site plan. 5. The driveway and parking are to be concrete or asphalt paved. PLANNING COMMISSION ACTION: (JULY 24, 2014) Stanley Phillips was present, representing the application. There were two (2) persons present in opposition and two (2) person with concerns. There were two (2) persons present in support. Staff presented the revised application, with a recommendation of approval, with conditions. Stanley Phillips addressed the Commission in support of the application. He deferred his time to hear from the other parties present. Carolyn Heitman, of the John Barrow Neighborhood Association, addressed the Commission in support of the application. She explained that the neighborhood association voted to support the application. Ruth Bell, of the League of Women Voters of Pulaski County, also spoke in support of the application. She asked about the rear portion of the property on the other side of the drainage ditch. Tony Bozynski, Director of Planning and Development, noted that the area would be part of the replatted lots and be the owner's responsibility to maintain the area. Beulah Scott, of 4504 Foster Street, addressed the Commission in opposition. She explained that she was opposed to rental property in this area. She noted that there was a petition of opposition. Dianna Wesley, of 4409 Foster Street, explained that she was not opposed to the application, but attended the meeting to obtain more information. She noted concern with non -single family uses in the neighborhood. She also expressed concern with the existing drainage ditch. Raymond Rader spoke in opposition. He noted that he spoke in opposition at the last meeting and was still opposed for the same reasons. N. July 24, 2014 ITEM NO.: ❑ (Cont.) FILE NO.: Z-8946 Kwendeche, Mr. Phillips' architect, explained that the area on the back side of the ditch would be maintained by the applicant. He noted that the extra landscaping proposed would enhance the area. Mr. Phillips explained that the duplex structures would be constructed to look like traditional single family housing. He noted that the construction would be compatible with the neighborhood. He explained that he had other duplex structures in the neighborhood and that he would address any problems that arise with any of his properties. There was a motion to approve the application as revised and recommended by staff. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. The revised application was approved.