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HomeMy WebLinkAboutZ-8593 Staff AnalysisFdi1111k QJWA5-*M6 c' Owner: Danita Watson Applicant: Donna Houston Location: 4418 Company Street Area: 0.16 Acre Request: Rezone from R-3 to R-7A Purpose: Placement of a single -wide manufactured home Existing Use: Vacant single family residential lot SURROUNDING LAND USE AND ZONING North — Single family residences (including manufactured homes); zoned R-3 0 AV South — Single family residences and vacant lots (across Company Street); zoned R-3 East — Single family residence and vacant lots; zoned R-3 West — Vacant lots; zoned R-3 PUBLIC WORKS COMMENTS: 1. Company Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way twenty-five (25) feet from centerline will be required. 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 north. 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. October 7, 2010 ITEM NO.: 4 FILE NO.: Z-8593 Owner: Danita Watson Applicant: Donna Houston Location: 4418 Company Street Area: 0.16 Acre Request: Rezone from R-3 to R-7A Purpose: Placement of a single -wide manufactured home Existing Use: Vacant single family residential lot SURROUNDING LAND USE AND ZONING North — Single family residences (including manufactured homes); zoned R-3 South — Single family residences and vacant lots (across Company Street); zoned R-3 East — Single family residence and vacant lots; zoned R-3 West — Vacant lots; zoned R-3 A. PUBLIC WORKS COMMENTS: 1. Company Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way twenty-five (25) feet from centerline will be required. 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 north. 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. October 7, 2010 ITEM NO: 4 (Cont. D. LAND USE ELEMENT: FILE NO.: Z-8593 This request is located in the Sweet Home College Station Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-3 to R-7A. The request does not require a change to the Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Action Plan. Master Street Plan: Company Street is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Danita Watson, owner of the vacant lot located at 4418 Company Street (College Station), is requesting to rezone to property from "R-Y Single Family District to "R-7A" Manufactured Home District. The rezoning is proposed to allow placement of a 16 foot by 84 foot single -wide manufactured home on the lot. The property is located outside the Little Rock city limits, but within the City's extraterritorial jurisdiction. A home which previously existed on the site recently burned down in July of this year. The proposed manufactured home will be located at the center of the lot. It will be located 25 feet back from the front (south) property line, 26 feet from the rear (north) property line, and 12 feet from each side property line. The side setbacks are measured to decks on the east and west sides of the home. The main walls of the residence will be located 17 feet from each side property line. The front and rear setbacks are measured after right-of-way dedication for Company Street. All setbacks conform to ordinance standards. The applicant is proposing a new gravel driveway from Company Street to serve the residence. All surrounding properties are zoned R-3. Single family residences are located east and north of the site. Vacant lots are located immediately 2 October 7, 2010 ITEM NO: 4 (Co FILE NO.: Z-8593 west and south (across Company Street). There are a number of other vacant lots in the area. There are over a dozen other manufactured homes of various sizes and ages in this general area. The City's Future Land Use Plans designates this property as Residential Low Density. 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. Staff is supportive of the requested R-7A rezoning. Staff views the request as reasonable. As noted above, there are at least one dozen other manufactured homes in this immediate residential area. 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 4418 Company 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. Additionally, the manufactured home complies with the minimum setback requirements for the R-7A Zoning District. Staff believes the requested R-7A zoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-7A rezoning. 9 October 7, 2010 ITEM NO: 4 (Cont. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-8593 (SEPTEMBER 16, 2010) Donna Houston was present, representing the application. Staff presented the rezoning request and explained the proposed manufactured home placement on the site. Staff noted that the home met all setback requirements. Staff noted that a deck or porch needed to be shown on the site plan, if desired. Staff also noted the siting criteria for manufactured homes. Staff explained that Public Works required a right-of-way dedication of 25 feet from the centerline of Company Street, which could require a minimal amount of dedication. Staff noted that there was enough depth to the site to meet setback requirements after the dedication. Staff noted that the centerline needed to be shown on the survey. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (OCTOBER 7, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. With a vote of 11 ayes, 0 noes and 0 absent, the Commission voted to waive their bylaws and accept the applicant's notification to surrounding property owners being two (2) days late. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. C! FMIIIWik10WA! 13 919XIIGTO D. LAND USE ELEMENT: This request is located in the Sweet Home College Station Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-3 to R-7A. The request does not require a change to the Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Action Plan. Master Street Plan: Company Street is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan - There are no bike routes shown in the immediate vicinity- E. STAFF ANALYSIS: Danita Watson, owner of the vacant lot located at 4418 Company Street (College Station), is requesting to rezone to property from "R-Y Single Family District to "R-7A" Manufactured Home District. The rezoning is proposed to allow placement of a 16 foot by 84 foot single -wide manufactured home on the lot. The property is located outside the Little Rock city limits, but within the City's extraterritorial jurisdiction. A home which previously existed on the site recently burned down in July of this year. The proposed manufactured home will be located at the center of the lot. It will be located 25 feet back from the front (south) property line, 26 feet from the rear (north) property line, and 12 feet from each side property line. The side setbacks are measured to decks on the east and west sides of the home. The main walls of the residence will be located 17 feet from each side property line. The front and rear setbacks are measured after right-of-way dedication for Company Street. All setbacks conform to ordinance standards. The applicant is proposing a new gravel driveway from Company Street to serve the residence. All surrounding properties are zoned R-3. Single family residences are located east and north of the site. Vacant lots are located immediately west and south (across Company Street). There are a number of other vacant lots in the area. There are over a dozen other manufactured homes of various sizes and ages in this general area. 0 FILE NO.: Z-8593 {Cont.) F The City's Future Land Use Plans designates this property as Residential Low Density. 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. Staff is supportive of the requested R-7A rezoning. Staff views the request as reasonable. As noted above, there are at least one dozen other manufactured homes in this immediate residential area. 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 4418 Company 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. Additionally, the manufactured home complies with the minimum setback requirements for the R-7A Zoning District. Staff believes the requested R-7A zoning will have no adverse impact on the adjacent properties or the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested R-7A rezoning. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 16, 2010) Donna Houston was present, representing the application. Staff presented the rezoning request and explained the proposed manufactured home placement on the site. Staff noted that the home met all setback requirements. Staff noted that a deck or porch needed to be shown on the site plan, if desired. Staff also noted the siting criteria for manufactured homes. 3 FILE NO.: Z-8593 (Cont. Staff explained that Public Works required a right-of-way dedication of 25 feet from the centerline of Company Street, which could require a minimal amount of dedication. Staff noted that there was enough depth to the site to meet setback requirements after the dedication. Staff noted that the centerline needed to be shown on the survey. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION. (OCTOBER 7, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. With a vote of 11 ayes, 0 noes and 0 absent, the Commission voted to waive their bylaws and accept the applicant's notification to surrounding property owners being two (2) days late. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 4