HomeMy WebLinkAboutZ-6474-A Staff AnalysisApril 30, 1998
ITEM NO.: 31
NAME:
LOCATION•
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
FILE NO.: Z -6474-A
Cooley and Wilson Manufactured
Home - Conditional Use Permit
3521 Longcoy Street
Robert Cooley and
Deborah Wilson
A conditional use permit is
requested to allow for
placement of a multi -sectional
manufactured home on this
property currently zoned C-3.
An R-3 rezoning request is
item no. 34 on this agenda
(Z-6474).
This property is located at the northeast corner of
36th Street and Longcoy, in the John Barrow Community.
2. Compatibility with Neighborhood:
This corner property is a vacant grass covered lot zoned
C-3. One-story single family residences are located to
the north, south, southwest and east. Across Longcoy to
the west is vacant C-3 property. The use is compatible
with the neighborhood and zoning if R-3 zoning is
approved.
The John Barrow Neighborhood Association was notified of
the public hearing.
3. On -Site Drives and Parkin :
There are no existing on site drives or parking areas.
The applicant proposes to construct a 20 foot wide
driveway off of Longcoy up to the dwelling. No garage
or carport is proposed. This would meet ordinance
parking requirements.
4. Screening and Buffers:
Not applicable.
April 3,0, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.)
5. Public Works Comments:
FILE NO.: Z -6474-A
Minimum floor elevation of natural ground plus 3.0 feet
is required and foundation must be designed to resist
collapse and anchoring must be provided to prevent
flotation. A development permit for SFHA is required
to document compliance.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
Fire Department: Approved as submitted.
CATA: The site is located on a CATA bus route.
7. Staff Analysis:
This property is zoned C-3 and a rezoning request to
change to R-3, item 34, is also part of this agenda.
The conditional use permit is to allow the placement of
a multi -sectional single story, manufactured home on
this lot. All ordinance setbacks would be met. A 20
foot wide driveway would come off of Longcoy and go up
to the corner of the residence. That would satisfy
parking requirements. Placement of the home must
conform to the following ordinance siting standards:
a. A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
b. Removal of all transport elements.
C. Permanent foundation.
d. Exterior wall finished so as to be compatible with
the neighborhood.
e. Orientation compatible with placement of adjacent
structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
F,
April 30, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.
FILE NO.: Z -6474-A
h. Off-street parking per single-family dwelling
standard.
The proposed use would be compatible with adjoining
properties which are primarily single family residences
and vacant commercial lots.
8. Staff Recommendation:
staff recommends approval of the
use permit subject to compliance
Comments, meeting the ordinance
and rezoning the lot to R-3.
SUBDIVISION COMMITTEE COMMENT:
requested conditional
with Public Works
siting requirements,
(APRIL 9, 1998)
The applicant was present. Staff presented the item. The
applicant presented pictures of a manufactured home "just
like" the one they will be installing. There were no
questions or issues discussed. The Committee forwarded the
item on to the full Commission for final resolution.
PLANNING COMMISSION ACTION: (APRIL 30, 1998)
Deborah Wilson was present representing the application.
Staff gave a description of the proposal and a
recommendation of approval. There were two objectors
present.
Ms. Wilson explained to the Commission her desire to place
on this property a manufactured home just like the one shown
in pictures passed around to the commissioners. She stated
that she would meet or exceed all city requirements in
placing this home here. It would be a 3 bedroom, 2 bath
house with a living room and den.
Betty Snyder spoke in opposition representing the John
Barrow Neighborhood Association. She stated that she felt
that this location is at the gateway to their neighborhood
and that this type of home would be detrimental to the
overall redevelopment of the area, would devalue their
property and that this location is particularly bad for this
type of home. Ms. Snyder stated that the association wanted
the same type of construction as was used with the
surrounding properties.
May Harden, homeowner at 3507 Longcoy (adjoining property to
the north) addressed the Commission. She stated that she
opposes a manufactured home going in next to her property.
She stated that she had been told when she purchased her
3
April 3'0, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6474-A
house that like -type construction to her home would be used
on the lots around her, not manufactured homes. Ms. Harden
stated that this house would be the first you see as you
enter the area from John Barrow on 36th and people will
think the entire neighborhood consists of manufactured homes
and that will lessen their chance to grow. Other locations
would be better suited for manufactured homes in her
opinion. Ms. Harden also stated that she never received
notice of this item even though she owns adjacent property.
Staff stated they have on file receipts showing all recorded
owners within 200 feet were sent notices. The agency she is
buying the property from was sent a notice.
Commissioner Putnam asked Ms. Harden if she would rather
have a commercial operation or a mobile home next to her.
She responded neither. Commissioner Putnam made the point
that now by right she was exposed to commercial usage on
this property. She said she fully understood that.
Commissioner Muse asked the applicant if her choice of a
manufactured home was driven by economics and if she had
checked on prices for the same size stickbuilt house. She
said that she had not. This manufactured home is what she
liked and what she bought. When asked if she would consider
a stickbuilt house instead of the manufactured home, she
said if it came down to that she would. She felt though
that she should have the right to choose the type of home
she lived in. She also made the point that she was going to
install the house in a permanent way on a permanent
foundation as required in the ordinance just like a regular
house.
Commissioner Lichty asked the applicant if she planned to
install a manufactured home just like the one in the
pictures she provided, comply with all the landscaping,
pitched roof, and all of the requirements in our current
zoning ordinance. She responded by saying yes.
Commissioner Hawn asked Ms. Snyder if she would prefer the
commercial uses that are permitted by right to go on this
property or this manufactured home. She said that she
understood what he was saying, but she was here to represent
the neighborhood association and what they had asked her to
present. She agreed that the concerns are there because
many people have on their minds that this home would be like
one of the raggedy trailers in the trailer park in the area.
Also, the location right in the entry area into this
neighborhood made it even more sensitive to appearance.
Ms. Snyder asked for assurance that this home would meet all
the ordinance requirements and be an attractive home.
4
April 30, 1998
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: Z -6474-A
Commissioner Lichty made the point for Ms. Harden to
understood that this use is the least intense of all the
allowable uses that could go in there right now. She said
she was aware that other commercial uses could go in there,
but that no other commercial use had shown any interest.
Therefore, she had to deal with what was before her.
A motion was made to approve the application with staff
conditions as stated. The motion was approved by a vote of
11 ayes, 0 noes and 0 absent.
41
TO: Mayor and Board of Directors
FROM: Charles Nickerson, City Manager
SUBJECT: Staff Report on the Manufactured Home Ordinance and Its Administration
DATE: December 9, 1993
That the current ordinance be maintained and its administration continue at the
same level as the past six years.
The current ordinance was adopted in February 1988 after a lengthy development
and review process. The Plans Committee of the Planning Commission, the Staff,
Manufactured Homes Association and interested citizens worked through numerous
meetings to reach a consensus on text content.
This effort was driven by the constant requests of citizens to utilize this housing
option and pressure from the industry to enter a market where they_ were totally excluded.
On many occasions the staff was confronted with a growing national -problem for cities, due
to the increase in legal challenges to total prohibition such as Little Rock enforced prior to
January 1988. The City Attorney's Staff and Planning Staff viewed the ordinance adopted
as a minimum action to forestall a challenge. No one has challenged this ordinance. Staff
feels that it is because it works well and provides this style housing where desired.
During the development of these regulations the Planning Commission and Board of
Directors offered guidance toward allowing these housing types while requiring a site plan
review process and a public hearing.
The end result was an ordinance that allows: 1) A Conditional Use Permit to locate
a multi -sectional home on, R-2 and R-3 lots with minimum standards for placement, 2)
The platting of new subdivisions designed for manufactured home placement. 3) The
zoning to a special district for mobile home parks for single unit, single wide placement, as
rental units.
The Site Standards For Conditional Use Permits Are:
a. A pitched roof of three (3) in twelve (12)
or fourteen (14) degrees or greater.
b. Removal of all transport elements.
C. Permanent foundation.
d. Exterior wall finish so as to be compatible with the neighborhood.
e. Orientation compatible with placement of adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multi -sectional.
h. Off-street parking per single-family dwelling standard.
The experience over six years, since adoption, has been steady but scattered location
of these units. They are typically sited on an acreage lot (unplatted) usually larger in area
than conventional lots. They range from placement on Tyner Road east of the Airport to
Alexander Road in the southwest and Gooch Road off Highway 10. The bulk of the city.
that is platted with deed restrictions has not -experienced placement of these units nor have
areas of high land costs. All but one of the 23 C.U.P. requests have been inside the city
limits. That one was located on Vesta Drive off Raines Road, in the extraterritorial area.
(See attachment "A" for list of C.U.P. request.) During this same six year period there have
been 3 mobile homes located as accessory dwellings through the C.U.P. process.
JL/RW/CR