Rogers Planning Commission OKs affordable housing rezone

Rogers City Hall, April 11, 2016
Rogers City Hall, April 11, 2016

ROGERS -- The Planning Commission approved a request Tuesday to create affordable housing in the southeast area of the city despite objections from neighbors.

Bell Constructions Solutions received unanimous approval to turn almost 18 acres into a residential neighborhood with housing for lower-income residents north of east New Hope Road and South O Street.

The U.S. Department of Housing and Urban Development defines affordable housing as housing costing occupants no more than 30 percent of their income for housing costs, which includes utilities.

Zoning for the land allows up to eight lots per acre, which would total 140 units on the property and allow both constructed and mobile homes within the neighborhood. The zoning also doesn't "speak to the cost of the home nor does it require government housing or anything like that," said City Spokesman Ben Cline.

Several residents near the rezoned property came to the commission meeting to voice their disapproval.

"It sounds like they're putting a lot in a small piece of land," said Dirk Carrel, a resident near the rezoned property.

But developer Chuck Bell said he doesn't want to build to capacity and plans to build a total 78 lots, or 4.5 units per acre. He also said he will not have mobile homes in the neighborhood.

"We're going with 1,700-square-foot homes that are under $200,000," Bell said. "These are not going to be apartments or manufactured homes. They will be single family homes purchased by individuals."

Despite Bell's promise to the commission, some audience members had their doubts.

"If this gets approved, they could still put in mobile homes. I think with the end result, it will be still be a mobile home park," said resident Larry Ellis.

While mobile homes are allowed on residential affordable housing zones, there are stipulations carried with it, said Dennis Ferguson, Planning Commission secretary.

"They are allowed, but cannot be placed unless it's similar to the homes in the neighborhood," Ferguson said. "It would need to look like a site-constructed home, be placed on a permanent foundation with any wheels removed and be permanently connected to utilities. This will not look like a trailer park."

The property was originally owned by Christ For The World International and was sold to better the community around it, said Steven Claypol, previous property owner.

"We don't need 17 acres of property, so we approached the builder and came up with a plan that we thought was good for the city," Claypol said. "I hear everybody's concerns, our intent was to make it a better place to live."

The project now moves to the City Council for approval.

Northwest Arkansas has a reputation for its low cost of living, especially compared with major cities around the country. U.S. News & World Report, which ranked the region this year as the fifth best to live in, found it was a better value than most metropolitan areas its size when comparing median income to median rent, which is about $750, and other housing expenses. Median rent in the No. 1 city -- Austin, Texas -- was about $1,100.

The region is nonetheless also experiencing an affordable housing shortage, Susan Hartmann, program director for the nonprofit Enterprise Community Partners told a regional group in June. The group is working on a study sponsored by the Walton Family Foundation and led several local forums.

There are enough apartments and homes for every household, but prices and lack of available units keep thousands of people stuck in housing that soaks up too much of their income, Hartmann told the crowds at the forums.

Census estimates show a majority of local households making less than $35,000 a year are considered cost-burdened, meaning they pay more than a third of their income on rent and utilities. For those making less than $20,000, such as a single adult with a minimum-wage job or on Social Security, the cost-burdened proportion surpasses 80 percent.

More than one in 10 households in the region experience housing insecurity, which means more than half their monthly income is spent on housing. The average annual wage for Northwest Arkansas workers is $44,980, according to the 2017 Northwest Arkansas Region Report. This makes the affordable housing cost for the region at $1,124 a month.

NW News on 07/04/2018

CORRECTION: The Rogers planning commission approved a rezoning Tuesday for about 18 acres in the southeast part of the city to neighborhood residential. Bell Construction Solutions plans to build homes for lower-income residents. The rezoning information was incorrect in this report.

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