Loading...
HomeMy WebLinkAboutZ-6682 Staff AnalysisJune 10, 1999 ITEM NO.: 2 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-6682 Martha Garcia Martha Garcia 3805 West Street Rezone from R-2 to R -7A and site plan review for placement of a manufactured home. Placement of 1980 or newer single -wide, manufactured home .26 acres Undeveloped, wooded lot SURROUNDING LAND USE AND ZONING North - Single Family; zoned R-2 South - Undeveloped, wooded; zoned R-2 East - Single Family; zoned R-2 West - Single Family; zoned R-3 PUBLIC WORKS COMMENTS No Comments. PUBLIC TRANSPORTATION ELEMENT A CATA Bus Route extends down West 36th Street, 2 blocks to the north. PUBLIC NOTIFICATION The Westbrook, John Barrow, Campus Place and Kensington Place Neighborhood Associations, all owners of property within 200 feet of the site and all residents within 300 feet were notified of the rezoning and site plan review request. June 10, 1999 ITEM NO.: 2 (Cont. LAND USE PLAN ELEMENT The property is located in the Land Use Plan recommends Single is a single family use district adopted plan. STAFF ANALYSIS FILE NO.: Z-6682 I-430 Planning District. The Family for the site. R -7A which conforms to the The request before the Commission is to rezone this .26 acre lot from R-2 Single Family to R -7A Manufactured Home District and to approve a site plan for placement of a 1980+ single wide manufactured home on the lot. The property is located at the western edge of the John Barrow Neighborhood in an area comprised of single family homes on typically sized R-3 and R-2 zoned lots. An area of undeveloped, R-2 zoned property extends to the south. Older single family homes are adjacent to the north and east. A newer single family subdivision is developing across West Street, to the west. The nearest single family homes in the area range from older, frame structures to newer brick and frame structures. A few other manufactured and mobile homes are scattered throughout the larger area around this site. The R -7A manufactured home district recognizes a need'for manufactured home placement in the City. This district provides for ownership of structure and lot for those homes approved by the department of housing and urban development under Title VI of Public Law 93-383, USC 5401 et seq. The permitted use of a lot zoned R -7A is either one manufactured home or one on-site constructed dwelling per lot. The applicant is required t by the Planning Commission request. The proposed home rear and side yard setbacks respectively. Placement of siting criteria: submit a site plan for review t the time of the rezoning must meet the required front, of 25 feet, 25 feet and 5 feet the home must meet the following a. A pitched roof of three (14) degrees or greater. b. Removal of all transport C. Permanent foundation. (3) in twelve (12)or fourteen features. 2 June 10, 1999' ITEM NO.: 2 (Cont.) FILE NO.: Z-6682 d. Exterior wall finished in a manner compatible with the neighborhood. e. Underpinning with permanent materials. f. Orientation compatible with placement of adjacent structures. g. Off-street parking per single-family dwelling standards. The home is required to be placed on permanent foundation supports with anchorage complying with the City's building codes. The applicant has proposed to place a 1980+ single -wide manufactured home on the lot. The home meets or exceeds all required setbacks. A single driveway will access the site from West Street. The maximum sized home proposed is 16' X 80' although it may be shorter than 80 feet in length. Staff believes the proposed home to be a reasonable use of the property. R -7A is a single family zoning district which conforms to the adopted Land Use Plan. STAFF RECOMMENDATION Staff recommends approval of the requested R -7A rezoning. Staff recommends approval of the proposed site plan for placement of a manufactured home on the lot subject to the siting criteria established in Section 36-262(d)(2) and anchorage complying with the City's building codes. SUBDIVISION COMMITTEE COMMENT: (MAY 6, 1999) The applicant was not present. Staff presented the item and briefly described the proposal. There was no further discussion and the Committee forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (JUNE 10, 1999) The applicant, Martha Garcia, was present and spoke to the Commission through Armando Martinez, a Spanish language interpreter. There were several objectors present. Staff 3 June 10, 1999 ITEM NO.: 2 (Cont.) FILE NO.: Z-6682 had received several telephone calls and 1 letter in opposition to the request. Staff informed the Commission that the applicant had sent the required notice of public hearing 5 days prior to the public hearing, not 15 days as required by the Commission's bylaws. The Commission made note of the number of objectors present as well as the number of telephone calls and the letter regarding the issue. A motion was made to waive the bylaws and to accept the notice as performed by the applicant. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. Staff then presented the item and recommended approval of the R -7A zoning request and of the site plan for placement of a single -wide manufactured home subject to compliance with the conditions outlined in the staff recommendation above. Martha Garcia briefly addressed the Commission and asked for approval of her application. She stated that the home would be a 1999 model. In response to a question from Commissioner Adcock, Ms. Garcia stated that she would try to make the home fit in with the neighborhood. She stated that she wanted to be a good neighbor. Sandy Becker, president of the Westbrook Neighborhood Association, spoke in opposition to the item stating that the neighborhood was specifically opposed to mobile homes. Mr. Becker stated that he had a petition of opposition with 40 signatures. (Staff did not receive the petition) Mr. Becker stated that Westbrook was not opposed to Ms. Garcia as a person but to her proposed home. Craig Ford, a home builder in the Stonehedge development adjacent to West Street, spoke in opposition to the item. Vince Crawford, a real estate agent with listings in the area, spoke in opposition. Norma Walker, president of the John Barrow Neighborhood Association, spoke in opposition. Willene Lensing, of 3800 Weldon Avenue, spoke in opposition, stating that this application was the beginning of an "invasion" of mobile homes. 4 June 10, 1999' ITEM NO.: 2 (Cont.) FILE NO.: Z-6682 Jo Carson, of 3723 West Street, spoke in opposition. She stated that she felt the proposed manufactured home would cause property values in the area to decrease. Ms. Garcia told the Commission that she had already purchased the land and made a down payment on the home. She stated that she felt the proposed home would fit in with the neighborhood because there were other similar homes in the area. A neighbor responded that there were not a lot of "trailers" in the area. In response to a question from Commissioner Berry, Steve Giles of the City Attorney's Office, discussed the Federal Regulations regarding manufactured homes. Mr. Giles stated that manufactured homes could not be denied based on construction standards. He stated that cities may regulate the placement of manufactured homes through zoning and site plan criteria and that cities may initiate aesthetic standards to help assure compatibility. Jim Lawson, Director of Planning and Development, stated that the issue was an R -7A rezoning request and the Commission should consider the impact of the rezoning on the neighborhood. Commissioner Berry stated that the city must address the issue of affordable homes, including manufactured homes. A discussion then followed between the Commission and staff in which staff outlined the different ways that the Code addressed single -wide vs. multisectional manufactured homes and the siting criteria for manufactured homes. It was noted that the applicant was proposing a 1,280 square foot home, similar in size to the new, 1,300 square foot homes being built in Stonehedge Subdivision to the west of the site. A motion was made to approve the rezoning and site plan. The vote was 5 ayes, 2 noes, 2 absent and 2 abstaining (Putnam, Adcock). The motion failed due to the lack of 6 votes. After a brief break, during which some of those persons in opposition had left. A motion was made to expunge the previous vote. That motion was approved by a vote of 8 ayes, 1 noe and 2 absent. �9 June 10, 1999' ITEM NO.: 2 (Cont.) FILE NO.: Z-6682 A motion was made to approve the rezoning request and the site plan. The motion was approved by a vote of 6 ayes, 1 noe, 2 absent and 2 abstaining (Putnam, Adcock). 6