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HomeMy WebLinkAboutZ-8196 Staff AnalysisApril 26, 2007 ITEM NO.: 10 FILE NO.: Z-8196 NAME: Parker Multisectional Manufactured Home — Conditional Use Permit LOCATION: 2718 Center Street OWNER/APPLICANT: Albert Parker PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-4 zoned lot. Q SITE LOCATION: The property is located at the northwest corner of Center Street and West 28th Street; two blocks south of Roosevelt Road. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an older Little Rock neighborhood comprised primarily of smaller, single family homes. The predominate housing style is one story, frame bungalows. Two new, larger, brick and frame residences have been constructed within the two blocks south of the site. A few boarded -up residential structures are scattered around the neighborhood, including adjacent to the north of this site. A church is located to the southwest and Washington Elementary School is one block to the east. Staff does not believe the proposed manufactured home is compatible with the housing stock in the neighborhood. The majority of the homes are frame bungalows, with front porches and entrances facing the north -south streets. The proposed home is more "ranch style" in appearance and is situated with its side facing the north -south street. All owners of properties located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Community Outreach, Downtown, Meadowbrook and East of Broadway Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: One on -site parking space is required. The site has an existing curb cut onto Center Street. The applicants propose to widen the driveway to accommodate two vehicles. April 26, 2007 ITEM NO.: 10 Cont. FILE NO.: Z-8196 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Center Street and 28th Street. 6, UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No Comment received. CenterPoint Energy: Approved as submitted. AT&T (SBC): No Comment received. Water: Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. A bus route is located one block to the south, at 29th Street. SUBDIVISION COMMITTEE COMMENT: (APRIL 5, 2007) The applicants were present. Staff presented the item and noted there was little additional information needed. In response to a question from staff, the applicants stated the existing curb cut would be widened to accommodate a double -wide driveway. Staff noted the siting criteria of Section 36-256(d)(5). Public Works and other agency comments were noted. The applicants stated they had heard the application would be automatically denied. The Committee assured them that the full Commission would consider all aspects of the proposal and no request was automatically denied. The Committee forwarded the application to the full Commission. 2 April 26, 2007 ITEM NO.: 10 (Cont.) FILE NO.: Z-8196 STAFF ANALYSIS: A conditional use permit is requested to allow for placement of a multisectional manufactured home on the R-4 zoned property located at 2718 Center Street. The proposed home is a 76' X 32', 2007 model. The exterior of the home has vinyl siding and decorative shutters. The home has a pitched, shingled roof and will be placed on a brick foundation. A front porch will be added and a doublewide driveway constructed. The home is proposed to be located in an older Little Rock residential neighborhood. The existing housing stock is fairly eclectic in nature but is primarily comprised of one story, frame bungalows. The homes typically face the north -south streets and have front entrances and porches facing those streets. The housing stock ranges from poor to very good. Several boarded structures are located in the general vicinity, including directly north of this site. Two new, large, brick and frame residences have been constructed within two blocks south of the site. Other, older homes are maintained in good conditions. Other uses in the immediate vicinity include a small church to the southwest and an elementary school two blocks to the east. Staff has concerns that the proposed manufactured home is not compatible with the existing housing in the neighborhood. Staff recognizes that manufactured homes are, in many instances, an appropriate housing type. The Commission must consider whether the proposed use is compatible with other property in the area where the conditional use is proposed to be located. In this instance, the manufactured home is proposed for placement in an older, urban neighborhood that is comprised primarily of small, frame bungalows. The homes typically face the north -south streets and have entrances and front porches facing these streets. The applicant's home is more of a suburban ranch style home and will be oriented with its entrance facing the east -west street and the side of the house facing the north -south street. If the proposed manufactured home were designed to be more compatible with the housing type and orientation in the neighborhood. Staff could possibly support the C.U.P. application. The siting criteria for placement of manufactured homes in the R-3 district are outlined in Section 36-256(d)(5) as follow: 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. 3 April 26, 2007 ITEM NO.: 10 (Cont.) FILE NO.: Z-8196 f. Underpinning with permanent materials. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. The bill of assurance for Liberty Hill Addition is illegible but likely does not address use issues. STAFF RECOMMENDATION: Staff recommends denial of the application. PLANNING COMMISSION ACTION: (APRIL 26, 2007) The applicant was present. There was one objector present. Staff presented the item and a recommendation of denial. Albert and Cathy Parker, the applicants, addressed the Commission. They presented photographs of properties in the area. They stated there were many boarded homes in the area and there were many different housing types in the area. They stated they would go with a shorter home and would turn it to have the front of the home face Center Street. In response to a question from Chairman Stebbins, the applicants confirmed they were amending the application to shorten the home and change its orientation. Mr. Parker stated there were several vacant homes in the area that were being used as drug houses. He stated it was his desire to improve the neighborhood. Cathy Parker said property prices in the neighborhood were in the $30,000 range and their proposed home would exceed that. Charlotte Lockhart, of 2811 Center Street, spoke in opposition. She stated she felt the manufactured home would reduce her property value. She stated the Meadowbrook Neighborhood Association had voted to oppose the application. Mr. Lockhart stated there were new homes being built in the neighborhood. The Parkers reiterated their contention that they would not be taking anything away from the neighborhood. In response to a question from Commissioner Laha, staff explained the orientation requirement from the Code. In response to a question form Commissioner Yates, staff stated they were still opposed to the application, as amended. ►t April 26, 2007 ITEM NO.: 10 (Cont. FILE NO.: Z-8196 A motion was made to approve the application, as amended, including all staff comments and conditions with the exception of the recommendation of denial. The motion failed with a vote of 3 ayes, 7 noes and 1 absent. 5