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HomeMy WebLinkAboutZ-8034 Staff AnalysisFILE NO.: Z-8034 NAME: Stanton Road Short -form PD -R, located on the East side of Stanton Road LOCATION: Located at 8501 Stanton Road DEVELOPER: Joe Curreri 8501 Stanton Road Little Rock, AR 72209 FNGINFFR- McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: .76 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family Single-family residential PD -R 3 Residential units — manufactured housing VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing the removal of the existing single-family residence and the placement of three (3) manufactured homes and a single garage/shop building on the site. The site plan indicates the placement of a single 20 -foot drive to access the site and six (6) parking spaces to serve the residences. The owner has indicated he will live in the primary unit and two of the units will be offered for rent. The primary unit is proposed as a 32 -foot by 80 -foot home containing 2,560 square feet and the two rental units are proposed as 30 -feet by 50 -feet containing 1,500 square feet. The site contains 0.76 acres which would result in a density of 3.94 units per acre. FILE NO.: Z-8034 (Cont. B. EXISTING CONDITIONS: The site contains an occupied single-family home. There are manufactured homes located to the north and east of the site both in single lot and manufactured home parks along Stanton and Doyle Springs Roads. South and west of the site are site -built single-family residences. Stanton Road has been constructed to Master Street Plan standard as a part of a previous bond project. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners indicating concern and opposition. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site and the Upper Baseline Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS.- Public OMMENTS: Public Works Conditions: 1. Stanton Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding location of water meter(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. 2 FILE NO.: Z-8034 (Cont. F. 1SSUESITECHNICAUDESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a PDR for rental housing. The request does not require a change to the Land Use Plan. Master Street Plan: Stanton Road is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III is shown along Stanton Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized_ Neighborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization Goal has an objective relevant to this case: Require all rental units (single-family and multi -family) be maintained in a high-quality manner (lawns and structures). Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. Screening of the parking lots is also required. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Pat McGetrick and Mr. Curreri were present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned if any signage was being proposed, the areas dedicated for landscaping and the use of the shop garage. Mr. Curreri stated the garage was strictly a hobby shop and no commercial activities would be taking place from the garage. Staff also questioned if lots were being proposed for future sale of the units. Mr. Curreri stated lots were not being proposed and the units would be maintained under a single ownership. Public Works comments were addressed. Staff stated Stanton Road was classified on the Master Street Plan as a collector street and a right-of-way dedication of 30 -feet from centerline would be required. 3 FILE NO.: Z-8034 !Cont. Landscaping comments were addressed. Staff stated the number of units proposed would classify the property as multi -family therefore screening would be required along the perimeters of the site. Staff also stated screening of the parking lot was required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated a six foot wood screening fence will be placed along the northern, western and southern perimeters of the site and identified the areas designated for landscape. No signage or dumpsters are being proposed. The site is proposed with the development of three residential units all to be manufactured housing. The site plan indicates the homes will be placed on the lot consistent with siting standards per the Zoning Ordinance. The roof pitch is three in twelve or fourteen degrees or greater roof pitch. All transport elements will be removed, a permanent foundation will be placed for each unit, the exterior wall finish will be compatible with the neighborhood and the two front units will be oriented compatible with the adjacent single-family structures. The homes are proposed as multi -sectional homes and underpinning with permanent materials is proposed. Two parking spaces have been indicated for each of the units. The owner has indicated one of the units will be owner occupied. Staff feels if approved, a condition of the approval should be that one of the proposed units must be owner occupied. Staff is not supportive of the proposed request. Staff feels the placement of three units on the site does not blend with the existing neighborhood. Staff feels if two units were located on the site this would be more in keeping with a primary residence and an accessory dwelling. With the placement of three units on the site the development has the feel of a small manufactured home park. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. 4 FILE NO.: Z-8034 (Cont.) Mr. Joe Curruri addressed the Commission on the merits of his request. He stated there were seven mobile home parks located along and off of Stanton Road. He stated his request was for the placement of three homes on the site and a shop building. He stated he would live in one of the homes and the other two would be offered for rental. He stated the homes would look like single-family construction once placed on the site. He stated new construction of site built homes was not economically feasible. He stated appraisals did not support new construction. He stated he had lived in the area for 12 plus years in a mobile home park he owned located to the north. Mr. AD Nutt addressed the Commission in opposition of the request. He stated Stanton Road was a fine place to live but was overloaded with mobile homes. He stated the parks in their current state attracted undesirable persons bringing a crime element to the neighborhood. He stated he had lived in the area 49 plus years and did not want a manufactured home park located next to his home. Mr. Richard Sheflett addressed the Commission in opposition of the request. He stated he moved into his home in 1961 and the area had progressively been going down hill. He stated the parks were not maintained which brought in a class of people that was affecting the neighborhood negatively. Ms. Pat Gee addressed the Commission in opposition of the request. She stated the notice mailed to the neighborhood indicated construction of homes on the site. She stated this was misleading to the neighborhood and felt the notice should have indicated manufactured housing instead of construction. She stated there were not mobile homes on Stanton Road when the Nutt's built their home. Mr. Ed Sipe addressed the Commission in opposition of the request. He stated he owned the school located just south of the proposed mobile home park. He stated he and his wife had dedicated their time to improving the area and educating the children of the area. He stated he had a substantial investment in the buildings located on his property and was in an expansion mode. He stated there was a crime problem on Stanton Road most of which was a direct result of the mobile home parks located in the area. He stated his building had suffered break-ins resulting in property loss. He stated until all property owners invested in quality development no one from outside the neighborhood would be willing to come in and invest in the neighborhood. There was a general discussion concerning when the mobile home parks were place in the area. Staff stated the parks were in place when the area was annexed into the City. Mr. Curruri stated his development would be an asset to the community. He stated the homes would appear as site built homes placed on permanent foundations with an outside material to match the existing homes in the area. He stated he did require a background check on all tenants before he would rent to them. The Commission questioned his existing park as to the number of units and the age of the units. He stated the units were 1972 to 1995 year models and he had a total of 36 units. He stated the area was 70 to 75 percent manufactured homes. He stated he had a vested interest in the neighborhood and would not do anything to negatively impact the area. 5 FILE NO.: Z-8034 (Cont. The Commission questioned Mr. Curruri if he would be willing to accept two units. He stated he was willing to amend his application for the placement of two units on the site. Staff stated they were now supportive of the application request. Staff stated this was more in keeping with a primary residence and accessory dwelling. Staff stated they had typically supported manufactured housing as an alternative for single-family residences. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 4 noes and 0 absent. 0 May 11, 2006 ITEM NO.: 18 FILE NO.: Z-8034 NAME: Stanton Road Short -form PD -R, located on the East side of Stanton Road LOCATION: Located at 8501 Stanton Road DEVELOPER: Joe Curred 8501 Stanton Road Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: .76 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD -R FT. NEW STREET: 0 LF 3 Residential units — manufactured housing VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAVREQUEST: The applicant is proposing the removal of the existing single-family residence and the placement of three (3) manufactured homes and a single garage/shop building on the site. The site plan indicates the placement of a single 20 -foot drive to access the site and six (6) parking spaces to serve the residences. The owner has indicated he will live in the primary unit and two of the units will be offered for rent. The primary unit is proposed as a 32 -foot by 80 -foot home containing 2,560 square feet and the two rental units are proposed as 30 -feet by 50 -feet containing 1,500 square feet. The site contains 0.76 acres which would result in a density of 3.94 units per acre. May 11, 2006 SUBDIVISION ITEM NO.: 1$ Cont. FILE NO.: Z-8034 B. EXISTING CONDITIONS: The site contains an occupied single-family home. There are manufactured homes located to the north and east of the site both in single lot and manufactured home parks along Stanton and Doyle Springs Roads. South and west of the site are site -built single-family residences. Stanton Road has been constructed to Master Street Plan standard as a part of a previous bond project. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners indicating concern and opposition. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site and the Upper Baseline Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Stanton Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. En_ tergy: Approved as submitted. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding location of water meter(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. 2 May 11, 2006 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-8034 F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a PDR for rental housing. The request does not require a change to the Land Use Plan. Master Street Plan: Stanton Road is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III is shown along Stanton Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization Goal has an objective relevant to this case: Require all rental units (single-family and multi -family) be maintained in a high-quality manner (lawns and structures). Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. Screening of the parking lots is also required. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Pat McGetrick and Mr. Curreri were present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned if any signage was being proposed, the areas dedicated for landscaping and the use of the shop garage. Mr. Curreri stated the garage was strictly a hobby shop and no commercial activities would be taking place from the garage. Staff also questioned if lots were being proposed for future sale of the units. Mr. Curreri stated lots were not being proposed and the units would be maintained under a single ownership. 3 May 11, 2006 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8034 Public Works comments were addressed. Staff stated Stanton Road was classified on the Master Street Plan as a collector street and a right-of-way dedication of 30 -feet from centerline would be required. Landscaping comments were addressed. Staff stated the number of units proposed would classify the property as multi -family therefore screening would be required along the perimeters of the site. Staff also stated screening of the parking lot was required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated a six foot wood screening fence will be placed along the northern, western and southern perimeters of the site and identified the areas designated for landscape. No signage or dumpsters are being proposed. The site is proposed with the development of three residential units all to be manufactured housing. The site plan indicates the homes will be placed on the lot consistent with siting standards per the Zoning Ordinance. The roof pitch is three in twelve or fourteen degrees or greater roof pitch. All transport elements will be removed, a permanent foundation will be placed for each unit, the exterior wall finish will be compatible with the neighborhood and the two front units will be oriented compatible with the adjacent single-family structures. The homes are proposed as multi -sectional homes and underpinning with permanent materials is proposed. Two parking spaces have been indicated for each of the units. The owner has indicated one of the units will be owner occupied. Staff feels if approved, a condition of the approval should be that one of the proposed units must be owner occupied. Staff is not supportive of the proposed request. Staff feels the placement of three units on the site does not blend with the existing neighborhood. Staff feels if two units were located on the site this would be more in keeping with a primary residence and an accessory dwelling. With the placement of three units on the site the development has the feel of a small manufactured home park. I. STAFF RECOMMENDATION: Staff recommends denial of the request - 4 May 11, 2006 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-8034 PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Joe Curruri addressed the Commission on the merits of his request. He stated there were seven mobile home parks located along and off of Stanton Road. He stated his request was for the placement of three homes on the site and a shop building. He stated he would live in one of the homes and the other two would be offered for rental. He stated the homes would look like single-family construction once placed on the site. He stated new construction of site built homes was not economically feasible. He stated appraisals did not support new construction. He stated he had lived in the area for 12 plus years in a mobile home park he owned located to the north. Mr. AD Nutt addressed the Commission in opposition of the request. He stated Stanton Road was a fine place to live but was overloaded with mobile homes. He stated the parks in their current state attracted undesirable persons bringing a crime element to the neighborhood. He stated he had lived in the area 49 plus years and did not want a manufactured home park located next to his home. Mr. Richard Sheflett addressed the Commission in opposition of the request. He stated he moved into his home in 1961 and the area had progressively been going down hill. He stated the parks were not maintained which brought in a class of people that was affecting the neighborhood negatively. Ms. Pat Gee addressed the Commission in opposition of the request. She stated the notice mailed to the neighborhood indicated construction of homes on the site. She stated this was misleading to the neighborhood and felt the notice should have indicated manufactured housing instead of construction. She stated there were not mobile homes on Stanton Road when the Nutt's built their home. Mr. Ed Sipe addressed the Commission in opposition of the request. He stated he owned the school located just south of the proposed mobile home park. He stated he and his wife had dedicated their time to improving the area and educating the children of the area. He stated he had a substantial investment in the buildings located on his property and was in an expansion mode. He stated there was a crime problem on Stanton Road most of which was a direct result of the mobile home parks located in the area. He stated his building had suffered break-ins resulting in property loss. He stated until all property owners invested in quality development no one from outside the neighborhood would be willing to come in and invest in the neighborhood. There was a general discussion concerning when the mobile home parks were place in the area. Staff stated the parks were in place when the area was annexed into the City. May 11, 2006 SUBDIVISION ITEM NO.: 18 [Cont. FILE NO.: z Mr. Curruri stated his development would be an asset to the community. He stated the homes would appear as site built homes placed on permanent foundations with an outside material to match the existing homes in the area. He stated he did require a background check on all tenants before he would rent to them. The Commission questioned his existing park as to the number of units and the age of the units. He stated the units were 1972 to 1995 year models and he had a total of 36 units. He stated the area was 70 to 75 percent manufactured homes. He stated he had a vested interest in the neighborhood and would not do anything to negatively impact the area. The Commission questioned Mr. Curruri if he would be willing to accept two units. He stated he was willing to amend his application for the placement of two units on the site. Staff stated they were now supportive of the application request. Staff stated this was more in keeping with a primary residence and accessory dwelling. Staff stated they had typically supported manufactured housing as an alternative for single-family residences. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 4 noes and 0 absent. A ITEM NO.: 18 Z-8034 NAME: Stanton Road Short -form PD -R, located on the East side of Stanton Road LOCATION: just North of the intersection with Opal Drive Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Will the units be site built construction or will the homes be manufactured or modular construction design? 3. Are lots being proposed for future sale of the units? If so indicate lot lines for the proposed units. 4. Indicated areas of landscape. 5. Will the shop/garage be used for hobby activities or commercial activities? 6. Provide details of any proposed fencing including location, height and construction material. 7. Will there be signage as a part of the development? If so indicate the location along with a note concerning the height and area. Variance/Waivers: Public Works Conditions: 1. Stanton Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding location of water meter(s). Item # 18 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Plannina Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. Screening of the parking lots is also required. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 18