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HomeMy WebLinkAboutStaff Report for Z-9828October 12, 2023 ITEM NO.: 3 FILE NO.: Z-9828 NAME: Pacheco Modular Home – Conditional Use Permit LOCATION: 3705 W. 18th Street DEVELOPER: Carter Pacheco P.O. Box 250053 Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Carter Pacheco P.O. Box 250053 Little Rock, AR 72204 AREA: 0.12 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13 CURRENT ZONING: R-3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for the placement of a modular/manufactured home on the R-3 zoned property located at 3705 W. 18th Street. B. EXISTING CONDITIONS: The property is currently vacant, grass covered and located on the south side of W. 18th Street. The general area contains Stephens Elementary School and First Baptist Church Highland Park to the north. R-3 zoning and uses are contained to the east, west and south of the site. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. October 12, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9828 2 D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utility: No comments received. AT & T: No comments received. Central Arkansas Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. October 12, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9828 3 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the placement of a modular/manufactured home on the R-3 zoned property located at 3705 W. 18th Street. The property is currently vacant, grass covered and located on the south side of W. 18th Street. The general area contains Stephens Elementary School and First Baptist Church Highland Park to the north. R-3 zoning and uses are contained to the east, west and south of the site. The applicant is proposing to repurpose cargo containers to retrofit into a residential modular unit containing a living area of 320 square feet. The design will also include a 400 square foot deck on the east side along Maple Street. The survey shows a front setback of twenty-five (25) feet, fifty-six (56) feet from the rear property line, six (6) feet from the west property line and 13.9 feet from the east property line. The applicant notes the container height will be 9.6 feet and a ceiling height as measured from the finished floor will be eight (8) feet. The proposed elevation complies with Section 36-255(c) of the City’s Zoning Ordinance. The applicant provided the following information regarding the design and street view as it will appear from W. 18th Street. House: The house will sit on the right side of the plot. It will be atop a ground level concrete foundation. There is 6 inches of beam support under the cargo container; this will make the floor level and deck level roughly 6 inches in height. The house is eight feet wide and forty feet in length, it will be placed with the anterior wall being the eight-foot wall. From the ground, the house is 9ft Gin, subtracting the support beams, it will be 9 feet from floor to ceiling. The entry door is a set of double glass doors on the anterior wall. October 12, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9828 4 Deck: Left of the left sided exterior wall and anteriorly to the house, will be a dark finished wood deck. This will continue at floor level of the house with the following dimensions: 12 feet from the left exterior wall, 5 feet anteriorly, and span the length of the home. Roof: The will roof extend from the right exterior wall to a post at the far-left side of the deck. This support post will be equal in height with the house at 9ft Gin from the ground. The roof will extend anteriorly towards the street five feet covering the remaining deck in front of the house so that the entire deck and house are covered. The roof will be 4 in 12 starting at the far left of the deck, making the peak 48 inches over the left exterior wall, the slope to the right exterior wall will be exterior wall 6 in 12. Total roof height is 13ft from the floor/deck height. Any minor alterations to this would be for structural necessity per a licensed contractor. The space between the house ceiling to the roof will not be enclosed as the house is already insulated interiorly. This will make the wood supporting the roof visible, all wood that is not part of the house will be dark finished. Privacy Wall: There will be a privacy wall extending from the left side of the deck to the right exterior wall of the house. It will start at floor/deck level and extend up to the first roof support beam at 9 feet. The wall will be 5 feet in front of the house at the anterior border of the deck. It will be composed of thin, vertically oriented beams. Ideally these beams will be 2x2s spread 2in apart, any alteration would be per the contractor. Lastly, there will be an opening within the privacy wall to access the deck and house. This will be directly center on the left exterior wall and will be 6 foot wide by 7 foot high. This privacy wall pattern will repeat on the posterior aspect of the deck and two small areas on the east side of the deck, this is shown in the provided sketches. Other: The remaining property visible from the street is a driveway on the far-right side of the property, a walkway to the house from the driveway and street, and a 4 foot high wood fence in the posterior portion of the plot. The modular home shall comply with the minimum siting requirements as per Section 36-255(d)(5) of the City’s Zoning Ordinance: October 12, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9828 5 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 finish 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 multi-sectional. h) Off-street parking per single-family dwelling standard. Staff is supportive of the requested conditional use permit to allow the siting of retrofitted cargo containers into a residential modular unit. Staff views the request as reasonable. The general area contains a mixture of residential types and zoning, including single-family rental properties. R-4 and PD-R zoned properties are located in the general area which contain multi-unit rental properties. Although the proposed construction is not of traditional “stick-built” design of residences in the general area, staff feels the exterior surface finishes will allow the modular home to be more consistent in appearance and character with the residences in the general area and should have no adverse impact on surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to the comments and conditions noted in paragraph E and the staff analysis, of the agenda staff report.