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Z-8669 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS JUNE 9, 2011 ITEM NO.: 3. REZONING FROM R-2 TO R-7A EAST SIDE OF CALLEGHAN ROAD 1 200 FEET NORTH OF W. BASELINE ROAD Z-8669 Planning Staff Comments: 1. The applicant proposes to rezone 4.0 acres of property located along the east side of Calleghan Road, 1,200 feet north of W. Baseline Road, from R-2- to R-7A to allow placement of a single -wide manufactured home. 2. The property is undeveloped, with the north half being wooded. 3. The applicant has constructed a new wood fence which encloses the property. The fence along the front (west) property line ranges in height between six (6) and seven (7) feet tall, with masonry columns. The fence is approximately six (6) feet in height along the rear (east) and north/south side property lines. The fence project contains a masonry wall entry area near the southwest corner of the site. The masonry wall ranges in height from six (6) to eight (8) feet tall. The fence needs to be shown on the site plan. 4. That portion of the fence within the front (west) twenty-five (25) feet of the property will require a variance for increased fence height. As per Section 36-516 of the City's Zoning Ordinance, the maximum residential fence height within the front yard area (front twenty-five (25) feet) is four (4) feet. Fences elsewhere on the lot are allowed with a maximum height of six (6) feet. 5. The proposed home will be sixteen (16) feet by seventy (70) feet in size. 6. The proposed home will be located near the southeast corner of the property. 7. The proposed placement complies with the minimum required building setbacks from property lines as per Section 36-262(d) of the City's Zoning Ordinance. 8. Section 36-262(d)(2) of the Code contains the following siting criteria for manufactured homes in R-7A zoning: 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. 9. Any porch(s), deck(s), carport, garage, accessory structure, driveway, etc. associated with the home placement must be shown on the proposed site plan. Variance/Waivers: Variance needs to be requested for increased fence height. Public Works: 1. No Comments. Utilities and Fire Department/County Planning: Wastewater: Outside Service Boundary, no comment. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. ITEM NO.: 3, CON'T z-8669 Water: No objections. A water main extension will be needed to provide water service to this property. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if fire protection or NEW metered water service is required. Fire Department: Provide twenty (20) foot wide access drive (hard -packed surface) to the proposed structure. County Planning: No comments received. CATA: No comments received. Planning Division This request is located in the Crystal Valley Planning District. The Land Use Plan shows Residential Low Density for this property. Residential Low Density provides for single family homes at densities not to exceed six dwelling units per acre. The applicant has applied for a rezoning from R-2 Single Family to R-7A Manufactured Home District to allow placement of one single -wide manufactured home. This density is appropriate for the Residential Low Density category. Master Street Plan: Calleghan Road is a Collector. The Master Street Plan shows a proposed Collector from Calleghan Road east to Colonel Miller Road. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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. Landscape: No Comment. Other: Submit revised site plan and letter requesting fence variance to staff no later than Wednesday, June 15, 2011. As noted, the driveway and fence, along with any other improvements must be shown on the revised site plan. SUBDIVISION CONMTTEE COMMENTS RUNE 9, 2011 ITEM NO.: 3. REZONING FROM R-2 TO R-7A EAST SIDE OF CALLROAD. 1, 200 FEET NORTH OF W. BASELINE ROAR Z-86b9 EGHAN Planning Staff Comments: 1. The applicant proposes to rezone 4.0 acres of property located along the east side of Calleghan Road, 1,200 feet north of W. Baseline Road. from R-2- to R-7A to allow placement of a single -wide manufactured home. 2. The property is undeveloped, with the north half being wooded. 3. The applicant has constructed a new wood fence which encloses the property. The fence along the front (west) property line ranges in height between six (6) and seven (7) feet tall, with masonry columns. The fence is approximately six (6) feet in height along the rear (cast) and nordVsouth side property lines. The fence project contains a masonry wall entry area near the southwest corner of the site. The masonry wall ranges in height from six (6) to eight (8) feet tail. The fence needs to be shown on the site plan. 4. That portion of the fence within the front (west) twenty-five (25) feet of the property will require a variance for increased fence height. As per Section 36-516 of the City's Zoning Ordinance, the maximum residential fence height within the front yard area (front twenty-five .(25) feet) is four (4) feet. Fences elsewhere on the lot are allowed with a maximum height of six (6) feet. 5. The proposed home will be sixteen (16) feet by seventy (70) feet in size. 6. The proposed home will be located near the southeast corner of the property- 7. The proposed placement complies with the minimum required building setbacks from property lines as per Section 36-262(d) of the City's Zoning Ordinance. 8. Section 36-262(d)(2) of the Code contains the following siting criteria for manufactured homes in R-7A zoning: 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 mariner 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. 9. Any porch(s), deck(s), carport, garage, accessory structure, driveway, etc. associated with the home placement must be shown on the proposed site plan. Variance/Waivers: Variance needs to be requested for increased fence height. Public Works: 1. No Comments. Utilities and Fire De ariment/Coun Planning: Wastewater: Outside Service Boundary, no comment. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. z-866 ITEM NO.: 3. CON" Water: No objections. A water main extension will be needed to provide water service to this property. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if fire protection or NEW metered water service is required. Fire Department: Provide twenty (20) foot wide access drive (hard -packed surface) to the proposed structure. County Planning: No comments received. CATA: No comments received. Plannin Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Residential Low Density for this property. Residential Low Density provides for single family homes at densities not to exceed six dwelling units per acre. The applicant has applied for a rezoning from R-2 Single Family to R-7A Manufactured Home District to allow placement of one single -wide manufactured home. This density is appropriate for the Residential Low Density category. Master Street Plan. Calleghan Road is a Collector. The Master Street Plan shows a proposed Collector from onneon Calieghan Road east to Colonel Miller Road. The primary function of a Collector Street is y re uie stir et from Local Streets to Arterials. These streets may require dedication of right -of --way aa nd may q improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No Comment. Other; Submit revised site plan and letter requesting fence variance to staff no later than Wednesday, June 15, 2011. As noted, the driveway and fence, along with any other improvements must be shown on the revised site plan. August 11, 2011 ITEM NO.: A FILE NO.: Z-8669 Owner: Rutilo Gomez Martinez Applicant: Rutilo Gomez Martinez Location: East side of Calleghan Road, 1,200 feet north of West Baseline Road Area: 4.0 Acres Request: Rezone from R-2 to R-7A Purpose: Single -wide manufactured home placement Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Single family residences and undeveloped property; zoned R-2 South — Single family residences and undeveloped property; zoned R-2 East — Undeveloped property; zoned R-2 West — Church and undeveloped property (across Calleghan Road); zoned R-2 A. PUBLIC WORKS COMMENTS: No Comments. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. 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 Otter Creek, Crystal Valley and SWLR United for Progress Neighborhood Associations were notified of the public hearing. August 11, 2011 ITEM NO.: A (Cont. D. LAND USE ELEMENT: FILE NO.: Z-8669 This request is located in the Crystal Valley Planning District. The Land Use Plan shows Residential Low Density for this property. Residential Low Density provides for single family homes at densities not to exceed six dwelling units per acre. The applicant has applied for a rezoning from R-2 Single Family to R-7A Manufactured Home District to allow placement of one single -wide manufactured home. This density is appropriate for the Residential Low Density category. Master Street Plan: Calleghan Road is a Collector. The Master Street Plan shows a proposed Collector from Calleghan Road east to Colonel Miller Road. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 ANALYSIS: Rutilo Gomez Martinez, owner of the four (4) acre property located on the east side of Calleghan Road, 1,200 feet north of Baseline Road, is requesting to rezone the property from "R-2" Single Family District to "R-7K Manufactured Home District. The rezoning is proposed to allow placement of a 16 foot by 70 foot manufactured home on the property. The property is located outside the Little Rock city limits, but within the City's extraterritorial zoning jurisdiction. A home which previously existed on the site has been removed. The proposed manufactured home will be located near the southeast corner of the property. It will be set back approximately 20 feet from the south side property line and 30 feet from the rear (east) property line. The proposed home will be located over 300 feet back from the front (west) property line and north side property line. An 18 foot by 20 foot carport will be constructed on the north side of the house, maintaining approximately the same rear (east) setback as the proposed home. A new driveway, 20 feet in width (hard -packed surface), will be constructed from Calleghan Road to the home, as required by the fire department. All building setbacks will conform to ordinance requirements. The proposed manufactured home will only have steps at each entry door. There will be no porches/decks attached to the house. 2 August 11, 2011 ITEM NO.: A (Cont.) FILE NO.: Z-8669 The applicant has constructed a new wood fence which encloses the property. The fence along the front (west) property line ranges in height between six (6) and seven (7) feet tall, with masonry columns. The fence is approximately six (6) feet in height along the rear (east) and north/south side property lines. The fence project contains a masonry wall entry area near the southwest corner of the site. The masonry wall ranges in height from six (6) to eight (8) feet tall. That portion of the fence within the front (west) twenty-five (25) feet of the property will require a variance for increased fence height. As per Section 36-516 of the City's Zoning Ordinance, the maximum residential fence height within the front yard area (front twenty-five (25) feet) is four (4) feet. Fences elsewhere on the lot are allowed with a maximum height of six (6) feet. The applicant is requesting a fence height variance for that portion of the fence located within the front (west) 25 feet of the property. All surrounding properties are zoned R-2. Single family residences, including manufactured homes, are located to the north. A single family residence and undeveloped property are located to the south. A church facility and additional undeveloped property are located across Calleghan Road to the west. The property to the east is also undeveloped. There are a number of other manufactured homes in this general area along Calleghan Road, as well as to the south along West Baseline Road. The City's Future Land Use Plan 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 structures. The Central Arkansas Water comments are as follows: No objections. A water main extension will be needed to provide water service to this property. 3 August 11, 2011 ITEM NO.: A (Cont.) FILE NO.: Z All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if fire protection or NEW metered water service is required. Staff is supportive of the requested R-7A rezoning. Staff views the request as reasonable. As noted above, there are several other manufactured homes in this general area on large lots. 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 on the four (4) acres along the east side of Calleghan Road is not out of character with the neighborhood. The applicant has already made as substantial investment in the neighborhood with construction of the new perimeter fencing. 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. The R-7A zoning will allow only one (1) manufactured home to be placed on the property. No other residential structures/manufactured homes will be allowed. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-7A rezoning, and the variance to allow the increased fence height. SUBDIVISION COMMITTEE COMMENT: (JUNE 9, 2011) Rutilo Gomez Martinez 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 noted that a portion of the existing fence which was recently constructed would need a variance. This issue was briefly discussed. Staff also noted that the fire department required a driveway from Calleghan Road to the proposed home. After the discussion, the Committee forwarded the application to the full Commission for resolution. 0 August 11, 2011 ITEM NO.: A (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-8669 (JUNE 30, 2011) Staff informed the Commission that the application needed to be deferred based on the fact that the applicant failed to complete the notification to surrounding property owners. Staff supported deferral of the application to the August 11, 2011 Agenda. The item was placed on the Consent Agenda and deferred to the August 11, 2011 agenda. The vote was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (AUGUST 11, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 5 FILE NO.: Z-8669 Owner: Rutilo Gomez Martinez Applicant: Rutilo Gomez Martinez Location: East side of Calleghan Road, 1,200 feet north of West Baseline Road Area: 4.0 Acres Request: Rezone from R-2 to R-7A Purpose: Single -wide manufactured home placement Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Single family residences and undeveloped property; zoned R-2 South — Single family residences and undeveloped property; zoned R-2 East — Undeveloped property; zoned R-2 West — Church and undeveloped property (across Calleghan Road); zoned R-2 A. PUBLIC WORKS COMMENTS: No Comments. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. 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 Otter Creek, Crystal Valley and SWLR United for Progress Neighborhood Associations were notified of the public hearing. FILE NO.: Z-8669 (Cont. D. LAND USE ELEMENT: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Residential Low Density for this property. Residential Low Density provides for single family homes at densities not to exceed six dwelling units per acre. The applicant has applied for a rezoning from R-2 Single Family to R-7A Manufactured Home District to allow placement of one single -wide manufactured home. This density is appropriate for the Residential Low Density category. Master Street Plan: Calleghan Road is a Collector. The Master Street Plan shows a proposed Collector from Calleghan Road east to Colonel Miller Road. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plant: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Rutilo Gomez Martinez, owner of the four (4) acre property located on the east side of Calleghan Road, 1,200 feet north of Baseline Road, is requesting to rezone the property from "R-2" Single Family District to "R-7A" Manufactured Home District. The rezoning is proposed to allow placement of a 16 foot by 70 foot manufactured home on the property. The property is located outside the Little Rock city limits, but within the City's extraterritorial zoning jurisdiction. A home which previously existed on the site has been removed. The proposed manufactured home will be located near the southeast corner of the property. It will be set back approximately 20 feet from the south side property line and 30 feet from the rear (east) property line. The proposed home will be located over 300 feet back from the front (west) property line and north side property line. An 18 foot by 20 foot carport will be constructed on the north side of the house, maintaining approximately the same rear (east) setback as the proposed home. A new driveway, 20 feet in width (hard -packed surface), will be constructed from Calleghan Road to the home, as required by the fire department. All building setbacks will conform to ordinance requirements. The proposed manufactured home will only have steps at each entry door. There will be no porches/decks attached to the house. FILE NO.: Z-8669 (Cont.) The applicant has constructed a new wood fence which encloses the property. The fence along the front (west) property line ranges in height between six (6) and seven (7) feet tall, with masonry columns. The fence is approximately six (6) feet in height along the rear (east) and north/south side property lines. The fence project contains a masonry wall entry area near the southwest corner of the site. The masonry wall ranges in height from six (6) to eight (8) feet tall. That portion of the fence within the front (west) twenty-five (25) feet of the property will require a variance for increased fence height. As per Section 36-516 of the City's Zoning Ordinance, the maximum residential fence height within the front yard area (front twenty-five (25) feet) is four (4) feet. Fences elsewhere on the lot are allowed with a maximum height of six (6) feet. The applicant is requesting a fence height variance for that portion of the fence located within the front (west) 25 feet of the property. All surrounding properties are zoned R-2. Single family residences, including manufactured homes, are located to the north. A single family residence and undeveloped property are located to the south. A church facility and additional undeveloped property are located across Calleghan Road to the west. The property to the east is also undeveloped. There are a number of other manufactured homes in this general area along Calleghan Road, as well as to the south along West Baseline Road. The City's Future Land Use Plan 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 structures. The Central Arkansas Water comments are as follows: • No objections. A water main extension will be needed to provide water service to this property. 3 FILE NO.: Z-8669 (Cont. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if fire protection or NEW metered water service is required. Staff is supportive of the requested R-7A rezoning. Staff views the request as reasonable. As noted above, there are several other manufactured homes in this general area on large lots. 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 on the four (4) acres along the east side of Calleghan Road is not out of character with the neighborhood. The applicant has already made as substantial investment in the neighborhood with construction of the new perimeter fencing. 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. The R-7A zoning will allow only one (1) manufactured home to be placed on the property. No other residential structures/manufactured homes will be allowed. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-7A rezoning, and the variance to allow the increased fence height. SUBDIVISION COMMITTEE COMMENT: (JUNE 9, 2011) Rutilo Gomez Martinez 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 noted that a portion of the existing fence which was recently constructed would need a variance. This issue was briefly discussed. Staff also noted that the fire department required a driveway from Calleghan Road to the proposed home. After the discussion, the Committee forwarded the application to the full Commission for resolution. M Z-8669 (Cont. PLANNING COMMISSION ACTION: (JUNE 30, 2011) Staff informed the Commission that the application needed to be deferred based on the fact that the applicant failed to complete the notification to surrounding property owners. Staff supported deferral of the application to the August 11, 2011 Agenda. The item was placed on the Consent Agenda and deferred to the August 11, 2011 agenda. The vote was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (AUGUST 11, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 5