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HomeMy WebLinkAboutZ-8478 Staff AnalysisAugust 6, 2009 ITEM NO.: 10 FILE NO.: Z-8478 NAME: Downtown Little Rock CDC Modular Home — Conditional Use Permit LOCATION: 1519 Commerce Street OWNER/APPLICANT: Downtown Little Rock CDC/ Scott Grummer, Executive Director PROPOSAL: A conditional use permit is requested to allow for placement of a modular home on this R-4 zoned lot. SITE LOCATION: The lot is located at the northeast corner of Commerce and East 16th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in what is primarily a single-family neighborhood, although there are other uses in the vicinity. Two churches are located on the south side of East 16th Street, between Commerce Street and Park Lane. A few duplex residences are located nearby. An apartment building is located north of the site at 15th and Commerce. A special needs apartment building is located on the east side of Rock Street, south of 15th Street. The proposed use of the site for a single-family residence is compatible with the neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the MacArthur Park, Pettaway and Downtown Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: One on -site parking space is required. The proposed plan indicates a driveway off of East 16th Street, at the rear of the lot. 4. SCREENING AND BUFFERS: No comments on this single family application. 5. PUBLIC WORKS COMMENTS: 1. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Commerce Street and E. 16th Street. August 6, 2009 ITEM NO.: 10 (Cont. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. FILE NO.: Z-8478 Water: Contact Central Arkansas Water regarding obtaining water service to this property. Fire Department: Approved as submitted. County Planning: No Comments. CATA: This site is not located on a CATA bus route. Routes are located nearby, on Daisy Bates and Rock Street. SUBDIVISION COMMITTEE COMMENT: (JULY 16, 2009) The applicant was present. Staff presented the item and suggested that the design of the home should be compatible with homes in the area. The applicant responded that the CDC Board had agreed that the home should conform with the design of homes in the neighborhood. He stated he had concerns with a suggestion that final plans be submitted for staff approval since the project was to be designed by students at the University. Staff responded that staff review for approval would not be required if the applicant agreed with the first of suggestion. The Committee suggested that the applicant send the proposal to the appropriate person at the University to see if there would be any problem implementing any conditions into the design of the home. Public Works Comment was noted. The applicant was advised to respond to staff issues by Wednesday July 22, 2009. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The Downtown Little Rock Community Development Corporation (DLRCDC) is requesting approval of a conditional use permit to allow for placement of a K August 6, 2009 ITEM NO._ 10 (Cont. FILE NO.: Z-8478 modular home on the vacant, R-4 zoned lot located at 1519 Commerce Street. The CDC in partnership with the University of Arkansas Fay Jones School of Architecture proposes to construct a single family home of approximately 1,000 — 1,200 square feet in area, one or two-story in height to be sold to an applicant meeting the criteria of 80% or below median household income. The project will be designed and constructed by the UA students and trucked from Fayetteville to the site. The home will be built using standard site built house criteria but will be moved in sections or modules to the site. Once at the site the home will be placed on the site utilizing standard site built house criteria for footings, foundations, etc. The Zoning Ordinance requires a conditional use permit for modular homes in Little Rock's residential districts. Staff is supportive of the concept. There are several positive aspects of the proposal; including the partnership between the CDC and UA, having a new residence located in this area and the provision of affordable housing. The University has assured the CDC that they intend to engage the community and the CDC directors for preferred building design and multiple designs will be submitted for approval. The CDC has stated it is their intent to do more of these projects with the University, so they understand the need to design the first one to please the community with the hopes of being welcomed back on future projects. The property is not in an area which requires specific building design or with specific design criteria. In light of the applicant's assurances, staff does not feel it is necessary to propose specific design criteria for the proposed single family residence. The property is located in the Original City of Little Rock and there is no bill of assurance. TAFF RECOMMENDATION: Staff recommends approval of the request C.U.P. subject to compliance with Public Works Comments in Section 5 of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 6, 2009) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as noted in the "staff recommendation" above. In response to a question from Commissioner Smith, Commissioner Ferstl stated local appraisers would compare this home to on -site housing in the area. 3 August 6, 2009 ITEM NO.: 10 (Cont. FILE NO.: Z-8478 In response to a series of questions from Commissioner Smith. Downtown Little Rock Community Development Corporation (DLRCDC) Executive Director Scott Grummer stated the proposed home would be built to comply with the same building codes as any other site -built home and would most likely have wood frame construction. He stated he thought local lenders would consider this home as equivalent in value to a site -built home. He stated that all details had not been worked out due to having to meet UA's fall schedule. Mr. Grummer stated some of the homes to be built under this program would be market value. He stated the CDC's focus was currently on the area east of Main Street but they had scattered sites in the general area. He stated they had not done a market study to determine the affect modular homes would have on area property values. He stated this was not a new concept and he hoped it would lead to a long-term partnership with the university. Commissioner Smith commented that a more detailed plan was usually submitted with conditional use permit applications. Mr. Grummer responded that a detailed plan was not currently available. Commissioner Smith asked when she would be able to see one. Mr. Grummer responded that the CDC would engage the community and any interested commissioners during the design phase. A discussion then followed regarding the possibility of requiring further review of the plan by staff. Dana Carney, of the Planning Staff, responded that staff review would be of no value unless the Commission set some parameters for the review. Commissioner Smith stated she was concerned about quality development and asked Mr. Grummer if he would consent to further review. Mr. Grummer responded that he wished to move forward without delay due to the timing of the University's schedule. He said he was committed to keeping Commissioner Smith and area residents aware and involved. Commissioner Smith asked staff why a plan was usually required with a conditional use permit. Tony Bozynski, Director of Planning and Development, replied that a plan was usually needed to determine if a proposed use was compatible with existing uses. He commented that this project was going to be very well scrutinized and would have more public review than any other site built home. A motion was made to approve the application subject to compliance with all staff comments and conditions. The motion was approved by a vote of 8 ayes, 1 noe and 2 absent. M