SITE PLAN REVIEW

August 3, 2004

 

A.                 SUMMARY

 

SP-06-34-04: 1416 Tennessee, a site plan for a change of use and remodel of an existing residence for a boarding house located at 1416 Tennessee. Submitted by Paul Werner for D & D rentals; property owners of record.

 

B.        GENERAL INFORMATION

 

Current Zoning and Land Use:

RD (Residence-Dormitory) District; existing residential use.

Surrounding Zoning and Land Use:

RD (Residence-Dormitory) District in all directions; existing residential uses.

 

 

 

Site Summary:

Gross Area:

.13 acres (5,850 SF)

Existing Building Coverage:

1,350 SF

Proposed Building Coverage:

1,638 SF

Open Space:

2,880 SF

Off-Street Parking Required:

8 spaces / 1.5 per 2 occupants

Off-Street Parking Provided:      

6 (5 off alley;  1 accessible space in driveway off Tenn. St. /BZA approval for reduction B-06-14-04

                  

 

Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions:

 

1.      Execution of a site plan performance agreement per Section 20-1433.

2.      Provision of a revised site plan to include a change to the note regarding variances to remove note number 3 regarding the exterior stairs.

3.      Provision of a revised site plan to include the addition of the front and side yard variances as approved by the BZA.

4.      Provision of a revised site plan to add a note that states that ground mounted equipment shall be screened in accordance with Section 20-14A04.

5.      The project shall adhere to the conditions the Historic Resources Commission prior to release of the site plan for issuance of a building permit.

 

 

 

 

C.        STAFF REVIEW

 

Subject property is located on the east side of Tennessee Street and is an existing 8-unit residential structure located in the RD (Residence-Dormitory) District. The proposed request is for the conversion and remodeling of the structure to a 10-room boarding house. The RD District allows a range of multi-family uses including a boarding house. The applicant is proposing to add a two-story addition with a full basement.  Additional repairs and alterations include the removal of an existing door and stair on the northern elevation, the addition of a deck on the southeast corner of the structure and replacement windows. 

 

The property is not currently used as a single-family residence. An approved boarding house in an RD District is allowed to have more than four (4) unrelated persons with not more than twelve sleeping rooms, nor sleeping space for more than twenty-four persons, with the maximum number of bedrooms/occupants specified on the approved site plan.

 

Section 20-2002.1(9) defines Boarding House, as: “A dwelling or part thereof where meals and/or lodging are provided for compensation for one or more persons not transient guests and where there are not more than twelve (12) sleeping rooms, nor sleeping space for more than twenty-four (24) people.”

 

HISTORIC RESOURCES REVIEW

 

The property is in the environs of the Dr. Frederick Morse House  (1041 Tennessee), National and Lawrence Registers of Historic Places, the Oread Historic District, and E.H.S. Bailey Residence, Lawrence Register of Historic Places.  The applicant has submitted a design review (DR-06-44-03) that was approved by the Historic Resources Commission on July 15, 2004. The project will need to meet conditions of approval of that action.

 

BOARD OF ZONING APPEALS

 

The site plan includes a summary of variances approved by the BZA related to the proposed remodeling and change of use. It should be specifically noted that the total number of off-street parking spaces was reduced from 8 to 5. Variances were also granted regarding front and side yard setback reductions.  A summary of the BZA actions is  as follows:

 

·         Reduction in the minimum number of parking spaces from 8 to 5;

·         Front yard setback from 25’ to the existing 14.5’;

·         North side yard setback from 5’ to 3’ 3” (existing wall of residence);

·         South side yard setback to remain at required minimum of 5’;

 

The site plan includes a note regarding the projection of the existing stairs into the adjacent property. This variance was not approved and the site plan shows the stairs to be removed. Staff recommends the site plan be revised to remove the note regarding the projection to avoid confusion in the future since the feature is shown to be removed from the site improvements. The approved variances can be listed as stated above.

 

 

 

D. Findings

 

Per Section 20-1432 Staff shall first find that the following conditions have been met:

 

(a)             That the proposed use is a permitted use in the district in which the property is located;

 

The property is within an RD (Residence-Dormitory) District, a district whose purpose is to provide areas for high population density, and is intended to permit the development of land for multiple-family dwellings and dormitory-type residence halls in properly planned and centrally located areas. Boarding houses are permitted in the RD (Residence-Dormitory) District subject to site plan approval.

 

(b)      That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;

 

The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage are compatible with adjacent land use.

 

Building: Existing two-story residence to be used as a ten-bedroom boarding house.

 

Off-street parking: Parking Group 2E, 1.5 parking spaces for each 2 lawful occupants of a rooming/boarding house. A 10-bedroom/occupant boarding house would require 8 parking spaces.  A variance was granted to reduce the required parking from 8 to 6.  Six off-street parking spaces are provided.  Five parking spaces are provided of the alley and one accessible space is provided in the driveway off of Tennessee Street.

 

Access: Existing roadways, Tennessee Street and alley way

 

Outdoor lighting: Existing porch lights.

 

Landscaping: Existing grass lawn, street trees and shrubs. The code requires ground mounted equipment to be screened. Staff recommends the site plan be revised to include a note that states ground mounted equipment shall be screened in accordance with Section 20-14A04.

 

Drainage: Not required as site is less than ½ acre.

 

(c)       That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;


The project is an existing residence within an existing developed neighborhood. Parking  accessible from the alley is typical of the neighborhood character as well as from the public street. The proposed building addition/remodel and change of use will not alter the established vehicular and pedestrian circulation of the site or the neighborhood.

 

 

(d)             That the site plan provides for the safe movements of pedestrians within the site;

 

There is an existing sidewalk that provides pedestrian access across the front of the property. The site plan provides for the safe movements of pedestrians from the public right-of-way to the property.

 

(e)             That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;

 

There is a sufficient mixture of existing grass, trees, and shrubs with the interior and perimeter of the site so the proposed development is in harmony with adjacent land uses and provides a pleasing appearance to the public.

 

(f)              That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;

 

A note on the site plan indicates, curbside pick-up within alley. The sanitation department has stated that the area is serviced by rear-loader dumpsters.  This is consistent with the current service.

 

(g)             That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.

 

The site plan shows the existing improvements (buried gas, water, electric and cable lines along Tennessee Street and sanitary sewer lines within the alley way). The building addition including the foundation (basement) will alter the site to the effect that the building footprint will be enlarged. No other changes to the “site” are proposed.

 

E.         CONCLUSION

 

Staff finds the proposed site plan in conformance with the Section 20-1428 and recommends approval. It should be noted that conditions of approval related to other public review actions (HRC and BZA) are in effect and are related conditions of approval.