HomeMy WebLinkAboutZ-9133 Staff AnalysisJune 2, 2016
ITEM NO.: 4
Owner: Regina Jackson
Applicant: Regina Jackson
FILE NO.: Z-9133
Location: Northeast corner of East 35th Street and
Carnes Avenue
Area: 0.33 Acre (two (2) lots)
Request: Rezone from R-3 to R-7A
Purpose: One (1) single -wide manufactured home per lot
Existing Use: Vacant lots
SURROUNDING LAND USE AND ZONING
North — Two (2) single family residences (single -wide manufactured homes) and vacant
lots; zoned R-3
South — Vacant lots (across East 35th Street); zoned R-3
East — Vacant lots and single family residences, including a manufactured home;
zoned R-3
West —Vacant property (across Carnes Avenue right-of-way); zoned R-3
A. PUBLIC WORKS COMMENTS.-
1 . West 35th Street is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 22.5 feet from centerline will be required.
2. Carnes Avenue is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 22.5 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
West 35th Street and Carnes Avenue.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Route #20 (College
Station Route) runs along Frazier Pike to the south.
June 2, 2016
ITEM NO.: 4 Cont. FILE NO.: Z-9133
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the College Station
Neighborhood Association were notified of the public hearing.
D. LAND USE ELEMENT:
Planning Division:
This request is located in the College Station/ Sweet Home Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The Residential
Low Density (RL) category provides for single family homes at densities not to
exceed 6 units per acre. Such residential development is typically characterized
by conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
applicant has applied for a rezoning from R-3 (Single Family District) to R-7 A
(Manufactured Home District) to allow the placement of one new single -wide
manufactured home on each lot 7 and lot 8 (currently vacant lots).
Master Street Plan:
The south side of the property is East 35t" Street, the west side of the property
is the right-of-way for Carnes Avenue and they are both shown as a Local Street
on the Master Street Plan. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
"Commercial Streets". A Collector design standard is used for Commercial
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSI
Regina Jackson, owner of the 0.33 acre property located at the northeast corner
of East 35t" Street and Carnes Avenue, is requesting to rezone the property from
"R-3" Single Family District to "R-7K Manufactured Home District. The property
is comprised of two (2) platted lots (Lots 7 and 8, Block 23, College Park Addition).
The property is located outside the city limits but within the City's Extraterritorial
Zoning Jurisdiction. The rezoning is proposed in order to allow for the placement
of one (1) single -wide manufactured home on each lot. The proposed R-7A zoning
is a site plan review zoning.
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June 2, 2016
ITEM NO.: 4 (Cont.
FILE NO.: Z-9133
The property is currently undeveloped and mostly grass -covered. The pavement
for East 35th Street stops at the southeast corner of the property and does not
extend along the property frontage (south property line). Carnes Avenue is
undeveloped
The applicant proposes to place a 14 foot by 46 foot manufactured home on
each of the two (2) lots, as noted on the attached site plan. The proposed
manufactured homes will be a 1978 and 1979 model. The setbacks from all
property lines proposed for the manufactured homes conform to ordinance
standards. Each home will have a set of steps at the front and back doors. The
applicant will construct 20 feet of pavement width for East 35th Street along the
south property line of each lot. A gravel, bordered parking pad will be constructed
on each lot, extending from the new pavement.
All surrounding properties are zoned R-3. There are three (3) existing single -wide
manufactured homes within this block. All other surrounding property is comprised
of vacant lots.
Following is the minimum siting criteria for manufactured homes according to
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.
The City's Future Land Use Plan designates this property as Residential Low
Density (RL). The requested rezoning to R-7A will not require an amendment
to the plan, as it is single family zoning.
Staff does not support the requested R-7A rezoning. Staffs objection is based
on the age and condition of the two (2) single -wide manufactured homes proposed
for placement. The manufactured homes are almost 40 years old, being 1978
and 1979 models. Based on photos supplied by the applicant, it appears that
the homes have been sitting vacant for some time, given the amount of plant
growth around and on the units. The Planning Commission and City Board of
Directors have approved a number of R-7A zonings and conditional use permits for
single -wide and double -wide manufactured homes within the College Station area
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June 2, 2016
ITEM NO.: 4 (Cont.
FILE NO.: Z-9133
over the past 20 or so years. Those approvals have been for newer homes,
conforming to the above referenced siting criteria which staff typically supports.
Neither of the proposed manufactured homes complies with the minimum roof
pitch as required based on their age. As noted previously, there are three
(3) single -wide manufactured homes within this block. Two (2) of the homes
were approved as a conditional use permit and were supposed to be double -wide
manufactured homes. One (1) of those is owned by Regina Jackson, owner of the
subject property. These two (2) properties will likely become enforcement issues.
Staff believes that the two (2) proposed older single -wide manufactured homes will
not be consistent with the other housing stock in the College Station area and
should not be allowed.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested R-7A rezoning.
SUBDIVISION COMMITTEE COMMENT:
Regina Jackson was present, representing the application. Staff briefly described the
proposed R-7A rezoning. Staff noted that some additional information needed to be
shown on the proposed site plan for each lot. Ms. Jackson noted that the proposed
manufactured homes would be 1978 and 1979 models. The Public Works requirements
were briefly discussed. Ms. Jackson noted that the pavement for East 35th Street would
be extended for access to the lots.
After the discussion, the Committee forwarded the application to the full Commission for
resolution.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
Regina Jackson was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of denial.
Regina Jackson addressed the Commission in support of the application. She noted
that both manufactured homes would be rental units.
Commissioner Latture asked about staff's objection to the application. Monte Moore, of
the Planning Staff, noted that staff's opposition was based on the age of the structures
being almost 40 years old. Mr. Moore explained that photos presented to staff by the
applicant showed the older units with much plant growth on and around the units as
they sat in a mobile home park in the Arch Street area.
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June 2, 2016
NO.: 4 (Cont.
FILE NO.: Z-9133
The issues of the age of the units and the required siting criteria were discussed further.
Staff noted that newer units were typically supported in the College Station area.
Vice -Chair Berry explained that the units do not comply with minimum city standards.
There was a motion to approve the application. The motion failed by a vote of 0 ayes,
10 nays and 1 absent. The application was denied.
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