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81S021F .... +a~i~y- R~- R ~ v I-~ March 25, 1981 BS STAFF REPORT CASE #81S021 SIDNEY FLOYD, JR. REQUEST: An amendment to a previously granted Use Permit (Case 60-18) to permit conversion and expansion of a duplex structure for the purpose of constructing fourteen (14) multi-family units in a Residential (R-7) District. SUBJECT PARCEL: LOCATION, ACREAGE AND USE: Dale Magisterial District. This parcel fronts the west line of Beulah Road and is located approximately 40 feet south of its intersection with Dalebrook Drive. This 5.23 acre parcel is presently occupied by three duplex structures. Tax Map 53-13 (1) Parcel 49 (Sheet 16). RECO~MENDATION Staff recommends approval to allow expansion and conversion to accommodate ten (10) units only, for the following reasons: A. The proposed use is in keeping with multi-family residential uses in the area. B. The existing structure is in a state of disrepair and the proposed renovation and expansion will significantly improve the appearance of the property. C. Imposition of appropriate conditions relative to proper site design, access, and architectural style will insure that the use will be compatible with existing adjacent and area multi-family and single family residential development. D. Elimination of the end wings (4 units total) on each side will reduce the size of the structure to a scale compatible with surrounding single family residential development. CONDITIONS: 1. There shall be two parking spaces provided for each dwelling unit. Ail parking and driveway areas (with the exception of the access drive from Beulah Road) shall be located to the rear of the proposed structure. These driveways and parking areas shall be paved. One access driveway shall be permitted from Beulah Road. This access shall be located along the northern property line and positioned so that it might be shared with any future development of the property to the north. 2. Sidewalks having a width of not less than three (3) feet shall be provided to all building entrances, front and back. These sidewalks shall[ be shown on the site plans submitted for approval. 3. No signs shall be permitted identifying this use. 4. The proposed building shall be similar in architectural style and design to the renderings submitted with the application. 5. In conjunction with final site plan approval, a landscaping plan shall be submitted to Development Review for approval. This plan shall include, but not be limited to, ornamental trees and shrubs, evergreens and appropriate ground cover. 6. The end wings on both sides of the proposed structure shall be elimina- ted. Specifically, only a total of ten (10) units shall be permitted. (Note: Upon construction of the ten (10) units and demonstration that the expansion and renovation is an improvement to the neighborhood, reapplica- tion may be made for consideration of expansion of the structure to include the four (4) additional units.) 7. The above conditions notwithstanding, the plan submitted with the application, prepared by the applicant and dated 12-24-80 shall be con- sidered the plan of development. SUPPORTING INFORMATION ADJACENT ZONING AND LAND USE: North - R-7, Vacant and wooded South - R-7, Multi-family residential use or vacant East - R-7, Single family residential use West - R-7, Single family residential use or vacant and wooded GENERAL PLAN: Single family residential use. UTILITIES: A twelve (12) inch public water line is located along the east side of Beulah Road. The applicant has indicated that public water will be used. This property lies in the Falling Creek sewage drainage area. line is located along a portion of the western property line. has indicated that public sewer will be used. A trunk sewer The applicant SOILS, DRAINAGE AND EROSION: Soils are nearly level to gently sloping and under present conditions have only a slight chance for erosion. Due to a high seasonable water table, this parcel has a poor soil suitability for the pro- posed use. It is therefore recommended that building site drainage be provided and that any fill activity be supervised by a qualified soils engineer. This property drains to Falling Creek via a small tributary. This area is characteristically flat and often experiences standing water problems. Due to this drainage problem, it will be necessary for the applicant to submit a major drainage design study. This study must include plans which show an adequate means of draining this property and other upstream properties which drain through this property; realignment of the channel transversing this property which often floods due to several ninety (90) degree bends; and installation of 81S021 2 curb and gutter around all entrances, driveways and parking areas. Furthermore, an erosion control, site grading and drainage plans must be submitted showing existing and proposed contours and drainage structures including invert elevations to Environmental Engineering for approval. TRANSPORTATION AND TRAFFIC: It is estimated that 105 ADT will be generated by this development. This traffic will be distributed over South Beulah Road and should not cause any problems. PUBLIC FACILITIES: Based on the 1977 average of 0.90 public school students per dwelling unit, it is estimated that thirteen (13) students will be generated by this development. This property lies in the Beulah Elementary School attendance zone which has a capacity of 902 and an existing enrollment of 619; in the Falling Creek Middle School attendance zone which has a capacity of 1200 and an existing enrollment of 1214; and in the Meadowbrook High School attendance zone which has a capacity of 1450 and an existing enrollment of 1402. It should be noted that middle school space is overcrowded at the present time. This property is served by Bensley Fire Station, Company Number 3. This station is staffed by volunteer personnel only. Fire service capability is good at the present time. The Fire Department recommends that at least one County standard fire hydrant be provided at the entrance to this project. DISCUSSION: In 1960, the Board of Zoning Appeals granted a Special Exception (Case 60-18) to permit construction of five (5) duplexes on the subject property. Subsequently, three duplexes were constructed on the subject property. The duplex currently under consideration was constructed in 1963. In 1966, an application was submitted and approved allowing construction of forty-eight (48) multi-family units on the property (Case 66-43A). Because the applicant failed to commence construction within eighteen (18) months, the Use Permit expired. In 1968, the applicant attempted to renew the Use Permit (Case 66-43A), but was denied. The applicant has indicated that conversion of the duplex under consideration was intended as a part of the Use Permits previously requested. The subject duplex is presently vacant and has been vandalized to a point that human habitation is not possible. The present condition of the property is an eyesore to the community. It is the applicant's intent to renovate the existing structure for six (6) one-bedroom units and expand the structure to accommodate eight (8) additional units. Although the area immediately surrounding the request parcel has been developed primarily for single family residential use, duplexes do occupy the subject and adjacent property to the south. Dense multi-family development does encompass the area north of the request parcel and at least one duplex is located along Dalebrook Drive to the west of the property. As evidenced by the mix of residential types in the area, the proposed use will be compatible with existing development. Particular consideration should be given, however, to the pro- tection of the single family neighborhood which lies to the east. In this respect, the rendering submitted with the application, although somewhat rudimentary, indicates that the finished structure will have the appearance of a large single family dwelling. However, the proposed structure is somewhat overbearing in relationship to the size of existing single family and duplex structures in the area. Elimination of the end wings would address this concern and bring the structure more into scale with surrounding development. The materials 3 81S021 employed in the facades will be a combination brick and frame siding. With the exception of one unit, ail building entrances will be located to the sides and rear of the structure. Staff met with the applicant on the site and it was agreed that all parking and driveways will be located to the rear of the building and more specifically, the driveway located to the front of the building, as shown on the plan sub- mitted, would be eliminated. Given the imposition of those conditions contained herein, Staff is of the opinion that the proposed conversion will not only be compatible with surrounding development, but will enhance the aesthetics of the area. CASE HISTORY Planning Commission Meeting: (2/17/81) Mr. Howard noted that at the time Meadowdale Apartments were approved, a commitment was made to limit multi-family development to the area north of Dalebrook Drive and Beulah Road. He further noted that the County has spent considerable dollars attempting to improve the drainage situation, but a problem still exists and that the situation should not be aggravated by additional multi-family development in the area. He further noted that there are nice single family homes built fronting the property and that these owners have a considerable investment in their homes, and that the owners should be adequately protected. Therefore, on a motion of Mr. Howard, seconded by Mr. Belcher, it was resolved to recommend denial of this request. AYES: Unanimous The Board of Supervisors on Wednesday, March 25, 1981, beginning at 2:00 p.m., will take under consideration this request for zoning. 81S021 t~ TH STANw)X LANE $o Soil Suitability Fair Poor 81S021- I o