Z-8765 Staff AnalysisMay 10, 2012
FILE NO.: Z-8765
NAME: Lake Nixon Short -form PD-R
LOCATION: Located at 18511 Cooper Orbit Road
DEVELOPER:
Second Butist Church
222 East 8" Street
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.44 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING. AF
ALLOWED USES: Agriculture and Forestry
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family — Multi -sectional manufactured home
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
Second Baptist Church owns and operates Lake Nixon Day Camp. The Camp
contains 200+ acres which is bisected by Cooper Orbit Road. The request is a
rezoning of 0.44 acres from AF, Agriculture and Forestry to PD-R to allow the
placement of a manufactured home on the property. The home was placed on
the property without proper zoning clearance and the property owner was issued
a courtesy notice. To maintain warranties the owner has placed temporary under
skirting around the structure and has sealed the structure to prevent moisture
from penetrating the walls/roof. The applicant is proposing to construct a
covered porch on the front on the structure. Due to the curvature of the road the
porch will have a front setback of 18.7 feet to 31.5 feet. An attached garage is
proposed along the east side of the structure with a 30-foot plus front setback.
FILE NO.: Z-8765 (Cont.
B. EXISTING CONDITIONS:
Second Baptist Church owns a significant amount of acreage around this site
including the recreational area of Lake Nixon. Within the complex there are a
number of buildings being used for educational purposes. There is also a
caretaker residence which is proposed for demolition. The proposed
manufactured home is to be the new caretaker's residence. This area of the
County is predominately residential and/or farm land. Cooper Orbit Road is a
narrow unimproved road with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. All property owners located within 200-feet of the site and the Spring
Valley Manor Neighborhood Association were notified of the request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Cooper Orbit Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide a septic certification for the
proposed septic system.
Entergy: Approved as submitted.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. A Capital Investment
Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system. If there are facilities that need to
be adjusted and/or relocated, contact Central Arkansas Water. That work would
be done at the expense of the developer. Contact Central Arkansas Water if
additional fire protection or metered water service is required. The Little Rock
Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
2
FILE NO.: Z-8765 (Cont.
are required, they will be installed at the Developer's expense. Due to the nature
of this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by Central Arkansas Water. The test results must be
sent to Central Arkansas Water's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Maintain access. The site is located outside the City of Little
Rock service area. Contact the area volunteer fire department to secure
approval for the placement of the manufactured home on the site as proposed.
County Planning: Dedicate 'h of a 60-foot right of way (30-feet from centerline) to
conform to the County Master Road Plan.
CATA: The site is not located on a dedicated CATA Bus Route
Parks and Recreation: No comment received.
F. ISSUESITECHNICAUDESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Public Institutional (PI) for this property. The Public
Institutional category includes public and quasi -public facilities that provide a
variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. The applicant has applied for a
rezoning from AF (Agricultural and Forestry District) to PDR (Planned District
Residential) to allow for placement of a manufactured house on this site for a
care -takers home.
Master Street Plan: Cooper Orbit Road is a Collector. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. This
street 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.
G. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were no
remaining outstanding technical issues associated with the request. Staff
3
ENO.: Z-8765
requested Mr. White provide a septic certification for the proposed septic system.
Staff also requested Mr. White a dedication or right of way 30-feet from centerline
and for the applicant to provide the front building setback after right of way
dedication.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has submitted a revised site plan to staff addressing the issues
raised at the April 19, 2012, Subdivision Committee meeting. The revised plan
includes building setbacks after right of way dedication. The applicant has
indicated the certification for the proposed septic system will be completed prior
to final action by the Board of Directors.
The request is a rezoning from AF, Agriculture and Forestry to PD-R to allow the
placement of a manufactured home on the site. The AF zoning classification
allows for single-family as an allowable use but does not have provisions in the
ordinance for the placement of manufactured housing. The rezoning will be for a
0.44 acre part of the 200+ acre ownership to recognize the home's placement.
The remaining property will continue to be zoned AF, Agriculture and Forestry.
The home is a 30 by 70 multi -sectional home. A porch will be added to the front
of the structure. Due to the curvature of the road the front building setback is a
minimum of 18.7 feet on the west side and 31.5 feet on the east side. Steps to
access the home are from the side and do not extend into the front setback.
There is an attached two car garage proposed with the new home along the east
side. The applicant has indicated the placement of the home will comply with the
regulations and siting standards for the placement of manufactured homes within
the R-2 and R-3, Single-family zoning districts. A permanent foundation will be
installed and all transport elements will be removed.
To staff's knowledge there are no outstanding technical issues associated with
the request. Staff does not feel the placement of the home as proposed by the
applicant to serve as a caretaker residence for the day camp will significantly
impact the area.
STAFF RECOMMENDATION:
1. Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
2. Placement of the home must comply with the following siting criteria from
Section 36-254(d)(5).
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FILE NO.: Z-8765 (Cont.
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or
greater.
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with the neighborhood.
e. Orientation compatible with placement of adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling standard.
PLANNING COMMISSION ACTION: (MAY 10, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff also presented a recommendation that the placement of
the home was to comply with the following siting criteria from Section 36-254(d)(5):
1. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
2. Removal of all transport elements.
3. Permanent foundation.
4. Exterior wall finished so as to be compatible with the neighborhood.
5. Orientation compatible with placement of adjacent structures.
6. Underpinning with permanent materials.
7. All homes shall be multisectional.
8. Off-street parking per single-family dwelling standard.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
61
ITEM NO.: 9.
NAME: Lake Nixon Short -form PD-R
LOCATION: located at 18511 Cooper Orbit Road
Planning Staff Comments:
(Z-8765)
1. Provide notification of property owners located within 200-feet of the site including
the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than April 25, 2012. The Office of Planning and
Development must receive the proof of notice no later than May 4, 2012.
2. Cooper Orbit Road is classified on the Master Street Plan as a collector street.
Buildings are typically required to be setback 30-feet on a collector street.
3. The structure indicates the placement of a cover porch. Provide the building setback
from this structures.
4. Will there be steps to access the structure? Provide the setback for any steps over
12-inches in height.
Variance/Waivers. None requested.
Public Works Conditions:
1. Cooper Orbit Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. Provide a septic certification for the
proposed septic system.
Entergy: Approved as submitted.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water
regarding the size and location of the water meter. A Capital Investment Charge based
on the size of meter connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections including metered connections off the
private fire system. If there are facilities that need to be adjusted and/or relocated,
contact Central Arkansas Water. That work would be done at the expense of the
developer. Contact Central Arkansas Water if additional fire protection or metered
water service is required. The Little Rock Fire Department needs to evaluate this site to
determine whether additional public and/or private fire hydrant(s) will be required. If
Item # 9.
additional fire hydrant(s) are required, they will be installed at the Developer's expense.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Maintain access. The site is located outside the City of Little Rock
service area. Contact the area volunteer fire department to secure approval for the
placement of the manufactured home on the site as proposed.
County Planning: Dedicate Y2 of a 60-foot right of way (30-feet from centerline) to
conform to the County Master Road Plan.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Ellis Mountain Planning District. The
Land Use Plan shows Public Institutional (PI) for this property. The Public Institutional
category includes public and quasi -public facilities that provide a variety of services to
the community such as schools, libraries, fire stations, churches, utility substations, and
hospitals. The applicant has applied for a rezoning from AF (Agricultural and Forestry
District) to PDR (Planned District Residential) to allow for placement of a manufactured
house on this site for a care -takers home.
Master Street Plan: Cooper Orbit Road is a Collector. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. This street
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.
Revised lat/ Ian: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, April 25, 2012.
Item # 9.