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HomeMy WebLinkAboutZ-8226 Staff AnalysisFILE NO.: Z-8226 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: Naomi Swift Naomi Swift Southwest corner of East 39th Street and Jones Street (College Station) 0.083 Acre Rezone from R-3 to R-7A Single -wide manufactured home Single -wide manufactured home SURROUNDING LAND USE AND ZONING North — Single family residences; zoned R-2 South — Single -wide manufactured home and an office building; zoned R-2 East — Single family residences; zoned R-2 West — Single family residences; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. East 39th Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Jones Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of East 39th and Jones Street. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Bus Route #20 (College Station Route) runs along Frazier Pike to the south. FILE NO.: Z-8226 (Cont. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the College Station Progressive League were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Sweet Home College Station Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-3 Single Family to R-7A Manufactured Home District. The request does not require a change to the Land Use Plan. Master Street Plan: East 39th Street and Jones Street are shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, II or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: Naomi Swift, owner of the lot at the southwest corner of East 39th and Jones Streets, is requesting to rezone the property from "R-3" Single Family District to "R-7A" Manufactured Home District. The property owner is proposing placement of a single -wide manufactured home (80.3' x 15.9') on the property. The home is a 2006 model and was recently placed on the property. The lot is relatively small, at 36 feet by 100 feet. The structure is located approximately 18 feet (25 feet minimum required) from the front (north) property line, approximately two (2) feet (25 feet minimum required) from the rear (south) property line, three (3) feet (5 feet minimum required) from the west side property line and 16.7 feet from the east side property line (5 feet minimum required). Setback variances are requested with this application. A manufactured home (single -wide) previously existed on the site and was removed for the new home placement. 2 FILE NO.: Z-8226 (Cont. Single family residential structures are located north, east and west of the property. There is a single -wide manufactured home to the south, with an office building and elementary school further south. There are a number of other manufactured homes in the general area. The area is located outside the Little Rock city limits, but within the City's Extraterritorial jurisdiction. The City's Future Land Use Plans designates this property as Single Family. The requested R-7A zoning does not require a change to the Land Use Plan. The R-7A Zone District is a site plan review district. The following are the siting criteria for manufactured homes in the R-7A District as per Section 36-262(d)(2) of the City's Zoning Ordinance: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport features. c. Permanent foundation. 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. On May 23, 2007 the applicant submitted a revised site plan to staff, which addresses issues raised at the Subdivision Committee meeting. The revised plan moves the home forward (north) slightly, providing a six (6) foot rear (south) yard which allows a small porch/step structure without encroaching onto the property to the south. The revised plan also shows the tongue of the structure being removed, parking for one (1) vehicle, and a porch/step structure on front (north) of the home. The required right-of-way dedication has also been shown on the plan. Staff is supportive of the requested R-7A rezoning. Staff views the request as reasonable. As noted above, there are a number of other manufactured homes in this residential area of College Station. Most of these manufactured homes are nonconforming and have existed as part of the neighborhood for a number of years. Therefore, the placement of the manufactured home at the southwest corner of West 39th and Jones Streets is not out of character with the neighborhood. To staff's knowledge the proposed manufactured home will comply with the siting criteria found in Section 36-262(d)(2) of the City's Zoning Ordinance. Staff believes the requested R-7A zoning will have no adverse impact on the adjacent properties or the general area. 3 FILE NO.: Z-8226 (Cont. F. SUBDIVISION COMMITTEE COMMENT: (MAY 17, 2007) Naomi Swift was present, representing the application. Staff described the proposed rezoning and placement of a single -wide manufactured home. Staff explained that the manufactured home needed to be moved forward (north) on the lot in order to have sufficient space at the rear of the structure for a porch/step addition without encroaching onto the adjacent property to the south. The siting of the structure was briefly discussed. In response to a question from staff, Ms. Swift noted that the new manufactured home replaces an old single wide manufactured home, which was removed from the property. After the discussion, the Committee forwarded the issue to the full Commission for resolution. G. STAFF RECOMMENDATION: Staff recommends approval of the requested R-7A rezoning, subject to the following conditions: 1. Compliance with the siting criteria as per Section 36-262(d)(2) of the City's Zoning Ordinance. 2. The manufactured home must be moved forward on the lot, as per the revised site plan, within 60 days of final approval. 3. Compliance with the Public Works Comments as noted in paragraph A. of the staff report. 4. Staff also recommends approval of the requested setback variances. PLANNING COMMISSION ACTION: (JUNE 7, 2007) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. The application was approved. M June 7, 2007 ITEM NO.: 5 FILE NO.: Z-8226 Owner: Naomi Swift Applicant: Naomi Swift Location: Southwest corner of East 39th Street and Jones Street (College Station) Area: 0.083 Acre Request: Rezone from R-3 to R-7A Purpose: Single -wide manufactured home Existing Use: Single -wide manufactured home SURROUNDING LAND USE AND ZONING North — Single family residences; zoned R-2 South — Single -wide manufactured home and an office building; zoned R-2 East — Single family residences; zoned R-2 West — Single family residences; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. East 39th Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Jones Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of East 39th and Jones Street. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Bus Route #20 (College Station Route) runs along Frazier Pike to the south. June 7, 2007 ITEM NO: 5 Cont. FILE NO.: Z-8226 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the College Station Progressive League were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Sweet Home College Station Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-3 Single Family to R-7A Manufactured Home District. The request does not require a change to the Land Use Plan. Master Street Plan: East 39th Street and Jones Street are shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bic cle Plan: Existing or proposed Class I, II or III Bikeways are not in the immediate vicinity of the development. Citv Recoanized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: Naomi Swift, owner of the lot at the southwest corner of East 39th and Jones Streets, is requesting to rezone the property from "R-3" Single Family District to "R-7A" Manufactured Home District. The property owner is proposing placement of a single -wide manufactured home (80.3' x 15.9') on the property. The home is a 2006 model and was recently placed on the property. The lot is relatively small, at 36 feet by 100 feet. The structure is located approximately 18 feet (25 feet minimum required) from the front (north) property line, approximately two (2) feet (25 feet minimum required) from the rear (south) property line, three (3) feet (5 feet minimum required) from the west side property line and 16.7 feet from the east side property line (5 feet minimum required). Setback variances are requested with this application. A manufactured home (single -wide) previously existed on the site and was removed for the new home placement. June 7, 2007 ITEM NO: 5 (Cont.) FILE NO.: Z-8226 Single family residential structures are located north, east and west of the property. There is a single -wide manufactured home to the south, with an office building and elementary school further south. There are a number of other manufactured homes in the general area. The area is located outside the Little Rock city limits, but within the City's Extraterritorial jurisdiction. The City's Future Land Use Plans designates this property as Single Family. The requested R-7A zoning does not require a change to the Land Use Plan. The R-7A Zone District is a site plan review district. The following are the siting criteria for manufactured homes in the R-7A District as per Section 36- 262(d)(2) of the City's Zoning Ordinance: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport features. c. Permanent foundation. 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. On May 23, 2007 the applicant submitted a revised site plan to staff, which addresses issues raised at the Subdivision Committee meeting. The revised plan moves the home forward (north) slightly, providing a six (6) foot rear (south) yard which allows a small porch/step structure without encroaching onto the property to the south. The revised plan also shows the tongue of the structure being removed, parking for one (1) vehicle, and a porch/step structure on front (north) of the home. The required right-of-way dedication has also been shown on the plan. Staff is supportive of the requested R-7A rezoning. Staff views the request as reasonable. As noted above, there are a number of other manufactured homes in this residential area of College Station. Most of these manufactured homes are nonconforming and have existed as part of the neighborhood for a number of years. Therefore, the placement of the manufactured home at the southwest corner of West 39th and Jones Streets is not out of character with the neighborhood. To staffs knowledge the proposed manufactured home will comply with the siting criteria found in Section 36-262(d)(2) of the City's Zoning Ordinance. Staff believes the requested R-7A zoning will have no adverse impact on the adjacent properties or the general area. Kj June 7, 2007 ITEM NO: 5 (Cont. ro G SUBDIVISION COMMITTEE COMMENT FILE NO.: Z-8226 (MAY 17, 2007) Naomi Swift was present, representing the application. Staff described the proposed rezoning and placement of a single -wide manufactured home. Staff explained that the manufactured home needed to be moved forward (north) on the lot in order to have sufficient space at the rear of the structure for a porch/step addition without encroaching onto the adjacent property to the south. The siting of the structure was briefly discussed. In response to a question from staff, Ms. Swift noted that the new manufactured home replaces an old single wide manufactured home, which was removed from the property. After the discussion, the Committee forwarded the issue to the full Commission for resolution. STAFF RECOMMENDATION: Staff recommends approval of the requested R-7A rezoning, subject to the following conditions: 1. Compliance with the siting criteria as per Section 36-262(d)(2) of the City's Zoning Ordinance. 2. The manufactured home must be moved forward on the lot, as per the revised site plan, within 60 days of final approval. 3. Compliance with the Public Works Comments as noted in paragraph A. of the staff report. 4. Staff also recommends approval of the requested setback variances. PLANNING COMMISSION ACTION: (JUNE 7, 2007) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. The application was approved. M