Staff Summary Report

Hearing Officer Hearing Date: 08/21/12 Agenda Item Number: 5

SUBJECT: HABITAT FOR HUMANITY CENTRAL ARIZONA (PL120255) or a Use Permit to allow the replacement of a one story structure with a two-story single-family residence.

DOCUMENT NAME: 20122108cddk01 PLANNED DEVELOPMENT (0406)

COMMENTS: Request HABITAT FOR HUMANITY CENTRAL ARIZONA (PL120255) (Tana Cichols,

Habitat for Humanity, applicant; Craig Hittie, City of Tempe Community Development Housing Division, property owner representative) located at 1130 S Stratton Lane in the R-4 Multi-family Zoning District. The request consists of a single-family four-bedroom home with two-stories totaling 1,582 sf on .1095 net acres and includes the following: ZUP12072 – Use Permit to allow a second-story structure replacing a single-story structure

PREPARED BY: Diana Kaminski, Senior Planner 480-858-2391

REVIEWED BY: Steve Abrahamson, Planning & Zoning Coordinator (480-350-8359)

LEGAL REVIEW BY: N/A

DEPARTMENT REVIEW BY: Steve Abrahamson, Planning & Zoning Coordinator (480-350-8359)

FISCAL NOTE: There is no fiscal impact on City funds.

RECOMMENDATION: Staff – (Approval or Denial), subject to conditions

ADDITIONAL INFO: The site is located north of Apache east of McClintock Drive on the west side of Stratton Lane, a cul de sac of multi-family and single-family residences. An apartment complex is located east of Stratton Lane, and the property faces the parking structure of Campus Suites on the Rail, located on Apache Boulevard to the south east of the lot. Commercial uses are south of Stratton Lane on Apache Boulevard. Year Built Existing structure was recently torn down Residential Density 25 du/ac Lot Coverage 26 % (60% maximum allowed) Building Height 24 ft (40 ft maximum allowed) Building Setbacks 20‘ front, 10’ side, 20’ rear Landscape area Front and backyards are provided no standard requirement Vehicle Parking 2 spaces (2 required)

A neighborhood meeting was not required for this application. To date, staff has no public input regarding this request.

PL120255 HABITAT FOR HUMANITY Page 1 Hearing Officer August 21, 2012

PAGES: 1. List of Attachments 2. Comments; Reasons for Approval 3. Conditions of Approval 4. History & Facts, Zoning & Development Code Reference

ATTACHMENTS: 1. Location Map

2. Aerial Photo 3. Letter of Intent 4. Site plan 5. Floor Plans 6. Sections 7. Elevation A 8. Elevation B

PL120255 HABITAT FOR HUMANITY Page 2 Hearing Officer August 21, 2012

COMMENTS: The property formerly had a single-story duplex on-site, which was demolished after City acquisition of the property several years ago. Habitat for Humanity, in partnership with the City of Tempe is proposing to build a single-family home on the multi-family lot. The design includes two options for exterior elevations, which will be determined prior to construction document submittal. The applicant is receptive to staff recommended design modifications for energy efficiency, safety and architectural enhancement, which have been listed as conditions within this report. The second story enables the site to have a larger front and back yard and the security of a garage on the first floor enhancing the quality of life of the residents. In order to make the home livable for a family, it has four bedrooms, which would be located on the second floor. The design takes careful consideration of adjacent uses and proximity and design of windows, to minimize privacy impacts to neighbors. The applicant is seeking Hearing Officer Approval of the requested use permit to allow a second-story structure. PUBLIC INPUT

• Neighborhood meeting not required USE PERMIT The proposed use requires a Use Permit, to allow a second story addition for a single-family residence within the R-4 Multi-family Zoning District. Per Zoning and Development Code Table 3-102 and Section 3-420, second-story structures replacing single-story structures for single-family use in the multi-family district, requires a use permit. Section 6-308 E Approval criteria for Use Permit (in italics):

1. The manner of conduct and the building for the proposed use will not be detrimental to persons residing or working in the vicinity, to adjacent property, to the neighborhood, or to the public welfare in general, and that the use will be in full conformity to any conditions, requirement or standards prescribed therefore by this code. The neighborhood is zoned multi-family and has many multi-family residences with greater density, there are taller structures to the east and south of this street, with greater height that what is being proposed. The building design will be compatible with surrounding structures and not affect the quality of life of adjacent residents. Windows are located to minimize views into other yards.

2. Any significant increase in vehicular or pedestrian traffic. The lot could have 2 multi-family units with more cars parked on site, as a moderately-sized single-family residence this will have less vehicular and pedestrian traffic.

3. Nuisance arising from the emission of odor, dust, gas, noise, vibration, smoke, heat or glare at a level exceeding that of ambient conditions. A single-family use has less impact than commercial uses to the south and multi-family uses surrounding the site. With the exception of outdoor grilling, there are no known activities that would exceed the level of ambient conditions.

4. Contribution to the deterioration of the neighborhood or to the downgrading of property values, the proposed use is not in conflict with the goals objectives or policies for rehabilitation, redevelopment or conservation as set forth in the city’s adopted plans or General Plan. The proposed plan implements the General Plan objectives for neighborhood stabilization, preservation, rehabilitation and affordable housing. The residence will provide a new investment and enhancement to the street front, provide owner-occupied opportunities, and be a point of pride for the area.

5. Compatibility with existing surrounding structures and uses. The house style is similar to other ranch style homes in the area, the second story has a gabled pitched roof in keeping with the character of the area. The second story allows the home to have a larger outdoor yard and two-car garage, quality of life amenities not available on surrounding properties.

6. Adequate control of disruptive behavior both inside and outside the premises which may create a nuisance to the surrounding area or general public. As an owner occupied single-family residence, the residents will be directly responsible for their own property upkeep and behavior, accountable to all regulations and laws of the city, without involvement of an off-site landlord.

Conclusion Based on the information provided by the applicant and the above analysis staff recommends approval of the requested Use Permit. This request meets the required criteria and will conform to the conditions.

SHOULD AN AFFIRMATIVE ACTION BE TAKEN ON THIS REQUEST, THE FOLLOWING NUMBERED CONDITIONS OF APPROVAL SHALL APPLY, BUT MAY BE AMENDED BY THE DECISION-MAKING BODY.

PL120255 HABITAT FOR HUMANITY Page 3 Hearing Officer August 21, 2012

CONDITION(S) OF APPROVAL:

1. This Use Permit or Variance is valid only after a Building Permit has been obtained and the required inspections have been

completed and a Final Inspection has been passed. As part of the Building Permit process, on-site storm water retention may be required to be verified or accomplished on this Site.

2. The Use Permit is valid for the plans as submitted within this application. Any additions or modifications may be submitted for

review during building plan check process.

3. Provide clerestory windows or glass block on the north and south elevations for increased architectural detail while maintaining privacy to the adjacent residents.

4. Provide photo-cell light at front door and garage door for security.

5. Provide shade trees on south side of yard for energy conservation.

6. Provide a minimum of 2 street trees within the front yard landscape area.

7. Provide a shade canopy cover over west facing patio slab for energy efficiency.

PL120255 HABITAT FOR HUMANITY Page 4 Hearing Officer August 21, 2012

CODE/ORDINANCE REQUIREMENTS: THE BULLETED ITEMS REFER TO EXISTING CODE OR ORDINANCES THAT PLANNING STAFF OBSERVES ARE PERTINENT TO THIS CASE. THE BULLET ITEMS ARE INCLUDED TO ALERT THE DESIGN TEAM AND ASSIST IN OBTAINING A BUILDING PERMIT AND ARE NOT AN EXHAUSTIVE LIST. The Use Permit is valid for Habitat for Humanity and may be transferable to successors in interest through an administrative

review with the Community Development Director, or designee.

Specific requirements of the Zoning and Development Code (ZDC) are not listed as a condition of approval, but will apply to any application. To avoid unnecessary review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC. Access the ZDC through www.tempe.gov/planning/documents.htm or purchase from Development Services.

SITE PLAN REVIEW: Verify all comments by the Public Works Department, Development Services Department, and Fire

Department given on the Preliminary Site Plan Reviews. If questions arise related to specific comments, they should be directed to the appropriate department, and any necessary modifications coordinated with all concerned parties, prior to application for building permit. Construction Documents submitted to the Building Safety Department will be reviewed by planning staff to ensure consistency with this Design Review approval prior to issuance of building permits.

Any intensification or expansion of use, including shall require a new Use Permit. All required permits and clearances shall be obtained prior to the Use Permit becoming effective. HISTORY & FACTS: April 1960 The original duplex structure was built in 1960. August 2006 City of Tempe acquired the property. March 2010 City of Tempe had the existing structure demolished. July 11, 1012 Habitat for Humanity Central Arizona entered into a Development and Disposition Agreement (DDA) with

the City of Tempe for three properties, including the lot on Stratton Lane, for the development of single-family homes for owner-occupancy.

ZONING AND DEVELOPMENT

CODE REFERENCE: Section 6-308 Use Permit

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Location Map

HABITAT FOR HUMANITY PL120255

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HABITAT FOR HUMANITY (PL120255)

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