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HomeMy WebLinkAboutZ-7082 Staff AnalysisSeptember 6, 2001 ITEM NO.: 7 FILE NO.: Z-7082 NAME: Elliott Manufactured Home - Conditional Use Permit LOCATION: 8225 Brimer Road DEVELOPER: SURVEYOR: Christopher and Shonitra Elliott James L. Butler 8301 West 37th Street 5323 J.F.K. Blvd. Little Rock, AR 72103 No. Little Rock, AR 72116 AREA: 0.33 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Single Family Residential - Manufactured Home VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicants, Christopher and Shonitra Elliott, request a conditional use permit to allow for the placement of a multisectional manufactured home on the R-2 zoned property at 8225 Brimer Road. The manufactured home will be a double -wide, with 1,456 square feet of floor area (28 feet by 52 feet). The proposed manufactured home will be located within the north one-half of the property. The proposed site plan shows a porch, deck and carport which will be attached to the manufactured home. The site plan also shows an accessory storage building in the rear yard. The site will be accessed by way of a two -car driveway from Brimer Road. The drive will be located near the northeast corner of the property. September 6, 2001 ITEM NO.: 7 (Cont.) B. EXISTING CONDITIONS: FILE NO.: Z-7082 The site is undeveloped and grass -covered. There are single family residences to the west and north across Brimer Road. There are two (2) duplexes on the property immediately to the east, with single family residences further east. There are single family residences (including two mobile homes) to the south. There are several mobile homes in this general area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from persons requesting information on this application. Two (2) of the callers expressed opposition to the proposed manufactured home. The Legion Hut, Shiloh, West Baseline and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The minimum Finish Floor elevation of 306.0 is required to be shown on plat and grading plans. 2. A development permit for Flood Hazard Areas is required per Sec. 8-283. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: An acreage charge of $150 per acre applies in addition to normal charges for connection to this property. Fire Department: No Comment. County Plannin : No Comment. CATA: No Comment received. 2 September 6, 2001 ITEM NO.: 7 (Cont.) F G. H. I Landscape Issues: No Comment. FILE NO.: Z-7082 SUBDIVISION COMMITTEE COMMENT: (AUGUST 16, 2001) The applicant was not present. The Committee briefly reviewed the proposed site plan and the staff comments. Staff noted that the applicant needed to show fencing, driveway location and parking for the proposed residence on a revised site plan. Staff noted that the applicant would be contacted and provided with the staff comments. After the discussion, the Committee forwarded the Conditional Use Permit to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff on August 20, 2001. The revised plan addresses the issues as raised by staff at the Subdivision Committee meeting. The revised plan shows the proposed driveway location, parking for two (2) vehicles (carport) and fencing. Otherwise, to staff's knowledge, there are no outstanding issues associated with this application. The proposed manufactured home conforms to the setback requirements for single family residences in R-2 zoning. With compliance with the minimum siting standards for manufactured homes (as noted in the next paragraph), the proposed manufactured home should have absolutely no adverse impact on the surrounding properties or general area. STAFF RECOMMENDATIONS: Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Compliance with the following ordinance required minimum siting standards for multisectional manufactured homes: 3 September 6, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-7082 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. h. Off-street parking per single-family dwelling standard. PLANNING COMMISSION ACTION: (SEPTEMBER 6, 2001) Christopher and Shonitra Elliott were present, representing the application. Staff briefly described the proposed Conditional Use Permit with a recommendation of approval as noted in paragraph I. of the agenda report. There were several persons present in opposition. Christopher Elliott addressed the Commission in support of the application. He expressed his wish to establish a home on this property. He presented photos of the general area and the proposed manufactured home for Commission review. Joseph Reba, president of the Legion Hut Neighborhood Association addressed the Commission in opposition to the application. He presented a petition of opposition. He stated that the neighborhood association voted to.oppose the conditional use permit. He noted concern that the property values in the area would decrease. Debra Benner also spoke in opposition. She noted concern with the appearance of manufactured homes. She also noted that the opposition to the conditional use permit was not a racial issue. John Bergin also addressed the Commission in opposition. He noted that he circulated the petition of opposition in the neighborhood. He noted that the major objection to the manufactured home had to do with the possibility of decreased property values. B. J. Wyrick also addressed the Commission in opposition. She noted that many of the older mobile homes that had been in the 4 September 6, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-7082 area had been removed. She asked the Commission to support the neighborhood association with respect to the opposition to this application. Troy Laha of Southwest Little Rock United for Progress noted that he supported the Legion Hut Neighborhood Association in their opposition. Christopher Elliott noted that the appraised value of the property with the manufactured home on it would be approximately $75,000. He noted that the property would be well maintained. He noted that his intent was to create a place for his family to live and be part of the community. Shonitra Elliott also addressed the Commission in support of the application. Commissioner Nunnley asked Mr. Elliott if he owned the property. Mr. Elliott noted that the property was part of the mobile home packaged deal and that he did not currently own the lot. Commissioner Nunnley noted that there was concern pertaining to the deterioration of mobile homes over a period of time. Mr. Elliott made additional comments regarding his intent to maintain the property. Commissioner Faust noted support of the application. She noted that the City should provide options for homebuyers. She noted that many people could not afford stick -built homes. Commissioner Allen noted agreement with Commissioner Faust. Commissioner Adcock made comments regarding property values in the area. She noted that there were stick -built homes in the area for sale and listed at prices less than $75,000. Commissioner Floyd noted agreement with Commissioner Adcock's comments. He noted that there were stick -built homes in the area for sale. Mrs. Elliott noted that they were not paying $75,000 for the manufactured home, but that was the appraised value of the property with the manufactured home on it. She also noted that the financing available for manufactured homes was suitable to their needs. Commissioner Berry asked if property values should be an issue for the Commission to consider with this type of application. Stephen Giles, Deputy City Attorney noted that the claim that property values would decrease without evidence was speculative. He noted, however, that with the proper evidence the issue of decreasing property values could be considered by the Planning Commission. 5 September 6, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-7082 Chairman Downing noted that the Board of Directors has made a distinction between stick -built homes and manufactured homes and typically, did not support applications for manufactured homes. He noted that he felt compelled to abide by the Board of Directors' decision. There was a motion to approve the conditional use permit as recommended by staff. The motion failed by a vote of 3 ayes, 6 nays and 2 absent. The application was denied. C