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HomeMy WebLinkAboutPC PC Action Letter - Denied as Submitted 042021April 8, 2021 ITEM NO.: 3 FILE NO.: Z-9573 NAME: Martindale Accessory Dwelling – Conditional Use Permit LOCATION: 14014 Crystal Valley Road DEVELOPER: Sharon Martindale 20205 Dwight Little Road Roland, AR 72135 OWNER/AUTHORIZED AGENT: John Dickerson and Sharon Martindale - Owners SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow a single wide manufactured home as an accessory dwelling on the R-2 zoned property located at 14014 Crystal Valley Road. B. EXISTING CONDITIONS: The property contains a one-story rock and frame single family residence located within the south half of the property. An accessory structure (garage) is located within the rear yard area at the southeast corner of the property. A concrete driveway from Crystal Valley Road serves as access to the residence. April 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-9573 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Crystal Valley 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. 2. If proposed, show the location of the 2nd driveway accessing the mobile home from Crystal Valley Road. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Outside Service Area Boundary. No Comment. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Contact CAW New Services group for the charge. A Private Service Line Easement will be required for the water service line. Contact CAW New Services group for coordinating the easement. Fire Department: No comments. County Planning: Provide a perc test prior to obtaining a 911 address. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. April 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-9573 3 Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the placement of a single-wide manufactured home on the property to serve as an accessory dwelling. The property is located on the east side of Crystal Valley Road at Crystal Wood Drive. The site is located outside the Little Rock city limits, but within the City’s Extraterritorial Zoning Jurisdiction. The property is comprised of approximately 1.01 acres. A 1,342 square foot one-story single family residence is located within the south half of the property. A 20 foot by 23.9 foot accessory garage structure is located at the southeast corner of the property. A concrete driveway from Crystal Valley Road serves as access to the existing residence. The applicant proposes to place a 16 foot by 76 foot (1,216 square feet) single wide manufactured home within the rear (east) portion of the property to serve as an accessory dwelling. The proposed home will be located 26 to 28 feet back from the rear/east property line and over 150 feet back from the front (west) property line. The new home will be located over 40 feet from the north and south side property lines. A 10 foot wide drive will extend from the existing driveway to the proposed accessory dwelling, with parking for at least two (2) vehicles. The proposed residence will have an 8 foot by 8 foot front porch attachment. A small set of steps will extend two (2) feet from the rear of the structure. The applicant notes that the accessory structure will be occupied by family members only and not rented. The applicant also notes that the accessory dwelling will not have separate utility meters. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. The applicant is requesting no variances with the proposed CUP. Staff is supportive of the requested CUP to allow placement of a single-wide manufactured home to serve as an accessory dwelling. Staff views the request as reasonable. The applicant notes that the accessory dwelling will be occupied by April 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-9573 4 family members only and not rented. There will also be no separate utility meters for the accessory dwelling. The proposed accessory dwelling will not be out of character with other properties in this general area which contain two (2) dwellings. Staff believes the proposed accessory dwelling will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. 2. The accessory dwelling will be occupied by family members only and not rented. 3. There will be no separate utility meters for the accessory dwelling. 4. The manufactured home must comply with the following siting criteria, as per 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. PLANNING COMMISSION ACTION: (APRIL 8, 2021) Sharon Martindale was present, representing the application. There were two (2) persons registered in opposition. Staff presented the item and a recommendation for approval as outlined in the “staff recommendation” above. The applicant deferred to the registered opposition. Scott Deaton addressed the Commission in opposition to the application. Mr. Deaton expressed his concern with decline in property value due to the placement of a manufactured home on the adjacent properties that he currently owns. He stated that the current single-family homes and new subdivisions in the area have constructed April 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-9573 5 homes which cost no less than $300 thousand dollars. Mr. Deaton also noted that there are no manufactured homes on any of the other properties near the site. Tami Johnson addressed the Commission in opposition to the application. Ms. Johnson stated that she agreed with Mr. Deaton statements and confirmed that there are no manufactured homes near her property. She also suggested that the applicant had the option to add to her current home to increase her own property value. Ms. Martindale addressed the Commission in support of the application. She stated that the purpose of the manufactured home was provide housing for a family member and she would not intentionally do anything to lower property values in the area. Ms. Martindale stated that there was at least one (1) manufactured home to the north of her property. However, she noted that she would fully accept the Commission’s vote. There was a motion to approve the application including the staff’s recommendation for approval. The motion was seconded. The vote was 5 ayes, 5 nays, 0 absent, and 1 open position.