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HomeMy WebLinkAboutZ-9290 Staff AnalysisJanuary 25, 2018 ITEM NO.: 7 FILE NO.: Z-9290 NAME: Agnew Modular Home — Conditional Use Permit LOCATION: 2600 Allis Street OWNER/APPLICANT: Aaron D. Agnew, Sr. PROPOSAL: A conditional use permit is requested to allow for placement of a modular building on this R-3 zoned property to be used as a single family residence. ITE LOCATION: The site is located at the southwest corner of Allis Street and West 26tn Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a neighborhood of single family residences. The primary housing type appears to be 1940's — 1950's era, frame bungalow's. The applicant's proposed home is comprised of 6, flat -roofed, commercial -style modules that he proposes to join together to make one large single family residence. Although there are at least two other large residential structures in the immediate area (on Brown Street) they are built in the more traditional residential style that is more compatible with the other homes. Staff is concerned that the applicant's proposal to use this multi -module non-residential structure as a residence is not compatible with the other homes in the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Goodwill Neighborhood Association. 3. ON SITE DRIVES AND PARKING: This proposed single family residence requires one on -site parking space. The applicant proposes to install a driveway off of West 26t" Street near the rear of the proposed residence and to construct a garage on his property located to the west. This can be allowed as the combined properties can be developed together and considered a single zoning lot. 4. SCREENING AND BUFFERS: No comments. January 25, 2018 ITEM NO.: 7 (Cont.) FILE NO.: Z-9290 5. PUBLIC WORKS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of 26th Street and Allis Street. 2. 26th Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. Allis Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 4. Show the proposed driveway and garage location. The garage portion of the house can be no closer than 20 ft. from the property line. 6. UTILITIES AND FIRE DEPARTMENT/BUILDING CODES: Little Rock Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing single phase, overhead power line running along the west side of this property in the alley to the west. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. ATU: No comments received. Central Arkansas Water: No comments received. Contact CAW. Fire Department: No comments. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments. Rock Region METRO: This location is 3 blocks from the 14 — Rosedale route. We have no objections to proposed conditional use. 2 January 25, 2018 ITEM NO.: 7 Planning Division: No comments. FILE NO.: Z-9290 SUBDIVISION COMMITTEE COMMENT: (JANUARY 3, 2018) The applicant was present. Staff presented the item and noted there was some additional information needed. The applicant was asked to specify what improvements would be made to the exterior of the structure, including any changes to the roof. Staff asked the applicant to provide additional information on proposed perimeter fencing. Staff asked where the driveway and parking pad would be located. The applicant responded that there was sufficient room to the rear (west) of the structure for parking. The applicant noted he owned the property to the west, if additional space for parking was needed. Public Works Comments were discussed. Staff noted that there was insufficient depth to put parking on the north side of the structure. Right-of-way issues were discussed. It was noted that the survey did not indicate the existing right-of-way width. Other Agency Comments were noted. The applicants was and used to submit responses to staff issues by January 10, 2018. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for placement of a multisectional modular home on this R-3 zoned property. The applicant acquired 6 modules that were previously joined together to make a non-residential building. He had the modules brought to this property with the intent of joining them together to make a 6,000± square foot single family residence. The modules were placed on the property without prior approval. Staff initiated enforcement and the applicant filed for the CUP. The applicant proposes to install underpinning and to do some exterior remodeling of the structure once it is connected together. The wall mounted air conditioner units will be covered by a faux bay window. Porches will be installed on the front and rear of the structure: Fencing will be placed on the perimeters of the site. The applicant is requesting a variance to allow for an 8 foot tall wrought iron fence. No changes are proposed to the roof line. It will continue to be a flat roof. 3 January 25, 2018 ITEM NO.: 7 (Cont.) FILE NO.: Z-9290 A driveway will be installed near the rear of the structure, off of West 26t" Street. The applicant proposes to construct a garage to the rear of the structure (west), on adjacent property which he owns. This can be permissible as the lots can be developed as a single use and considered a single zoning lot. Staff is not supportive of the application as proposed. The modules, when joined together, will have the appearance of a nonresidential modular building. The primary housing type in the area is smaller, 1940's — 1950's, bungalows with pitched roofs and either horizontal siding or brick exteriors. Staff does not believe the proposed use is compatible with the neighborhood. When reviewing a conditional use permit application, the Commission is to review the use's compatibility with the area and specific treatment of ... amenities provided to protect the integrity of the neighborhood. The Commission is to determine if the proposed use is compatible with and will not adversely affect other properties in the area where it is proposed to be located. There is no bill of assurance for this acreage property. STAFF RECOMMENDATION: Staff recommends denial of the application. PLANNING COMMISSION ACTION: (JANUARY 25, 2018) The applicant was present. There were several persons present both in support and in opposition. Letters of opposition had been received from the Love and Goodwill Neighborhood Associations. Staff presented the item and a recommendation of denial. The applicant, Aaron Agnew, addressed the commission. He stated he had acquired the structures from Little Rock Christian Academy and had put them on his property with the intent of putting them together to make one large single family residence. He stated he was not aware of the restrictions and he filed the conditional use permit application once he had received a notice of violation from the city. Mr. Agnew presented renderings of his proposed improvements to the structure. (Those renderings were not left) He stated underpinning would be installed and the structure would be covered with siding. He stated the structure was designed to have a double roof and the second roof would be installed which would have a greater roof -pitch. Mr. Agnew stated he had removed four abandoned houses from the property and had cleaned up the property. He described his efforts to improve the neighborhood. 2 January 25, 2018 ITEM NO.: 7 (Cont.) _ _ FILE NO.: Z-9290 Dowell Evans stated he owned property in the area, on Johnson Street. Mr. Evans stated he was in support of the application. Mr. Evans stated bringing strong families into the neighborhood would help to revitalize the neighborhood. Robert Smith, of 2600 Brown Street, spoke in support. He stated he had lived in the neighborhood for several years and, with Word of Outreach Ministries, had worked to improve the neighborhood. He stated allowing Mr. Agnew to have the modular home would be a good addition to the neighborhood. Mansell Twillie spoke in support. He stated he was a builder of homes in Little Rock. Mr. Twilllie stated allowing the modular home would improve the neighborhood. He stated a modular home was well-built. He encouraged approval of the application. Jacquelyn Twillie spoke in support. She stated she was a realtor and had noted the lower home prices and occupancy rate in the neighborhood. She spoke of the positive impact new investment would have on the neighborhood. Ruth Bell of the League of Women Voters of Pulaski County stated this was an inappropriate type of structure for this neighborhood. Sedalia Gouley, President of the Goodwill Neighborhood Association, spoke in opposition. He said residents had no desire to have this type of structure in the neighborhood. Mr. Gouley stated the structure would bring property values down and the property was not zoned for this type of use. James Washington, of 2502 Brown Street, stated he was opposed to the proposed modular home. Donald Mitchell, of 2614 Allis Street, spoke in opposition. He stated this had been an ongoing problem property. Robert Webb stated he was appreciative of the work of Word of Outreach but it was discouraging to hear them speak despairingly of the neighborhood. He said the residents were working hard to bring their neighborhood up and allowing the "trailers" would not help to revitalize the neighborhood. Mr. Webb stated allowing the modular home would set a bad precedent. Tanya Berry Redden, representing her parents at 2504 Allis, spoke in opposition. She stated they did not want trailers in the neighborhood and encouraged the applicant to build a house. Derek Harris, of 2603 Allis, spoke in opposition and stated the issue was one of disregarding the neighborhood. 61 January 25, 2018 ITEM NO.: 7 Cont. FILE NO.; Z-9290 Gary Burnett, of 2520 Allis, spoke in opposition. He stated the proposed modular home would not fit the neighborhood. Alan Briles (?), no card submitted, stated he had once inquired about placing a double -wide manufactured home on his property and had been told it was not allowed. He asked what building code inspections would be made. Mr. Agnew readdressed the commission. He stated he knew the modules were currently an eyesore but he had been told by staff to proceed no further in assembling the structure. He stated when he moved back to Little Rock, he moved back to this neighborhood. Mr. Agnew stated he walked the neighborhood daily and it appeared to him that his neighbors do not seem concerned about the neighborhood. He noted problems with drugs and crime. He stated other modular homes had been approved in Little Rock. He reiterated how he had cleaned up the property and stated people were fighting what they don't know. Ward 1 Board of Director Erma Hendrix stated she supported the young man making an investment in the neighborhood. Commissioner Hamilton stated he also supported Mr. Agnew's desires for the neighborhood but he did not think this was the right structure for this site. Commissioner Hamilton stated he had to consider the neighborhood's residents. Commissioner Thomas asked Mr. Agnew when he planned on doing the underpinning and making the other improvements to the structure that he had previously described. Mr. Agnew replied he would be making the improvements quickly. Commissioner May stated he wished a middle ground could be found. He stated he could not support the current proposal. A motion was made to approve the application, including all staff comments and conditions, except the recommendation of denial. The motion was seconded. The vote was 0 ayes, 10 noes and 1 absent. The application was denied. R SUBDIVISION COMMITTEE COMMENTS JANUARY 3, 2018 ITEM NO.: 7. AGNEW MODULAR HOME CONDITIONAL USE PERMIT 2600 ALLIS STREET _ (Z-9290) Planning Staff Comments: 1. The property is an acreage tract and there is no bill of assurance 2. Specify what improvements will be made to the exterior of the structure 3. What, if any, changes will be made to the roof of the structure 4. An 8' tall fence is requested along W. 261h Street. What fencing is proposed for the remainder of the lot? 5. Where will the driveway and parking pad be located? Variance/Waivers: ■ Fence Height Variance • Rear yard setback of 19' (25' required) Public Works: 1. A 20 feet radial dedication of right-of-way is required at the intersection of 26th St. and Allis St 2. 26th St. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. Allis St. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 4. Show the proposed driveway and garage location. The garage portion of the house can be no closer than 20 ft from the property line. Utilities and Fire De artment/Count Planning: Little Rock Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing single phase, overhead power line running along the west side of this property in the alley to the west. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. ITEM NO.: 7. (CON'T) (Z-9290) AT&T: No comments received. Central Arkansas Water: No comments received. Contact CAW. Fire Department: No comments. Building Codes: No comments. County Planning: No comments. Rock Region METRO: A bus route is located along Roosevelt Road, south of the site. Planning Division: No comments. Landscape: No Comment. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, January 10, 2018. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday January 10, 2018. The City provided notices form must be used. Proof of notices is to be provided to staff no later than January 19, 2018.