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HomeMy WebLinkAboutZ-8247 Staff AnalysisFILE NO.: Z-8247 Owner: Shontonia Stephens and Gregory Roberts Applicant: Shontonia Stephens Location: 4216 East 38th Street Area: 0.17 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-3 South — Vacant property (across East 38th Street); zoned R-3 East — Single family residence and vacant property; zoned R-3 West — Single family residence and vacant property; zoned R-3 A. PUBLIC WORKS COMMENTS: No Comments. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route #20 (College Station Route) runs along Frazier Pike to the south. 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 Neighborhood Association were notified of the public hearing. D. LAND USE ELEMENT - This request is located in the 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. FILE NO.: Z-8247 Master Street Plan: East 38th Street is shown as a Local Street on the Master Street Plan. This street 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: Shontonia Stephens, owner of the lot at 4216 East 38th Street, is requesting to rezone the property from "R-Y Single Family District to "R-7K Manufactured Home District. The property owner is proposing placement of a single -wide manufactured home (72.4 feet by 16 feet) on the property. The home is a 2005 model and was recently placed on the property. The structure is located approximately 20 feet (25 feet minimum required) from the front (south) property line, approximately fifty-one (51) feet (25 feet minimum required) from the rear (north) property line, seven (7) feet (5 feet minimum required) from the west side property line and twenty-one (21) feet from the east side property line (5 feet minimum required). A setback variance is requested for the reduced front setback. Single family residential structures and vacant property are located in this general area. There are also 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 Plan 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. E FILE NO.: Z-8247 (Cont. 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 August 14, 2007 the applicant submitted additional information to staff as requested at the Subdivision Committee meeting. The applicant submitted the year model of the home and requested the needed front setback variance. The applicant also documented the site plan showing parking for two (2) vehicles. 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 4216 East 38th Street 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. F. SUBDIVISION COMMITTEE COMMENT: (AUGUST 9, 2007) Shontonia Stephens was present, representing the application. Staff described the proposed rezoning and placement of a single -wide manufactured home. Staff noted that a variance was needed for a reduced front setback. Staff also requested the year model of the home and noted that parking needed to be shown on the site plan. Ms. Stephens noted that no manufactured home previously existed on the site. 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. Staff also recommends approval of the requested setback variance. 3 FILE NO.: Z-8247 (Cont. PLANNING COMMISSION ACTION: (AUGUST 30, 2007) Staff informed the Commission that the applicant submitted a letter to staff on August 14, 2007 requesting the application be deferred to the October 11, 2007 Agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 11, 2007 Agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 11, 2007) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. M October 11, 2007 ITEM NO.: D FILE NO.: Z-8247 Owner: Shontonia Stephens and Gregory Roberts Applicant: Shontonia Stephens Location: 4216 East 38th Street Area: 0.17 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-3 South — Vacant property (across East 38th Street); zoned R-3 East — Single family residence and vacant property; zoned R-3 West — Single family residence and vacant property; zoned R-3 A. PUBLIC WORKS COMMENTS: No Comments- B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route #20 (College Station Route) runs along Frazier Pike to the south. 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 Neighborhood Association were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 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. October 11, 2007 ITEM NO: D (Cont. FILE NO.: Z-8247 The request does not require a change to the Land Use Plan. Master Street Plan: East 38th Street is shown as a Local Street on the Master Street Plan. This street 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: Shontonia Stephens, owner of the lot at 4216 East 38th Street, is requesting to rezone the property from "R-Y Single Family District to "R-7A" Manufactured Home District. The property owner is proposing placement of a single -wide manufactured home (72.4 feet by 16 feet) on the property. The home is a 2005 model and was recently placed on the property. The structure is located approximately 20 feet (25 feet minimum required) from the front (south) property line, approximately fifty-one (51) feet (25 feet minimum required) from the rear (north) property line, seven (7) feet (5 feet minimum required) from the west side property line and twenty-one (21) feet from the east side property line (5 feet minimum required). A setback variance is requested for the reduced front setback. Single family residential structures and vacant property are located in this general area. There are also 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 Plan designates this property as Single Family. The requested R-7A zoning does not require a change to the Land Use Plan. 2 October 11, 2007 ITEM NO: D (Cont. FILE NO.: Z-8247 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 August 14, 2007 the applicant submitted additional information to staff as requested at the Subdivision Committee meeting. The applicant submitted the year model of the home and requested the needed front setback variance. The applicant also documented the site plan showing parking for two (2) vehicles. 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 4216 East 38th Street 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. F. SUBDIVISION COMMITTEE COMMENT: (AUGUST 9, 2007) Shontonia Stephens was present, representing the application. Staff described the proposed rezoning and placement of a single -wide manufactured home. Staff noted that a variance was needed for a reduced front setback. Staff also requested the year model of the home and noted that parking needed to be shown on the site plan. Ms. Stephens noted that no manufactured home previously existed on the site. After the discussion, the Committee forwarded the issue to the full Commission for resolution. 3 October 11, 2007 ITEM NO: D (Cont.) FILE NO.: Z-8247 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. Staff also recommends approval of the requested setback variance. PLANNING COMMISSION ACTION: (AUGUST 30, 2007) Staff informed the Commission that the applicant submitted a letter to staff on August 14, 2007 requesting the application be deferred to the October 11, 2007 Agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 11, 2007 Agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 11, 2007) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position.