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HomeMy WebLinkAboutZ-6455 Staff AnalysisMarch 19, 1998 ITEM NO.: 9 NAME• LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6455 Taber Accessory Dwelling - Conditional Use Permit 11428 David O Dodd Linda Taber A conditional use permit is requested to allow for placement of a new, single - wide manufactured home on the rear portion of this R-2 zoned property to be used as an accessory dwelling. The site is located on the east side of David O Dodd Road, midway between Stagecoach Road and the I-430 Overpass. 2. Compatibility with Nei hborhood: The property is located within an area comprised exclusively of single family homes ranging in types from single -wide mobile homes, to multisectionai manufactured homes and large site -built homes. Many of the homes are on larger tracts of property. This property is one of several on the east side of David O Dodd which are occupied by average sized single family homes. A nonconforming mobile home park is adjacent to the rear. This mobile home park contains 16-17 homes. The applicant proposes to place the new manufactured home on the rear portion of her property, closer to the mobile home park. The proposed accessory dwelling appears to be compatible with development in the area. There was no neighborhood association within the area to notify. 3. On -Site Drives and Parkin : The site currently contains a single -wide driveway to serve the existing house. One additional parking space must be provided on the site to serve the accessory dwelling. March 19, 1998 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6455 4. Screening and Buffers: None required for this residential use. 5. Public Works Comments: No Comments. 6. utility and Fire Department Comments: Water: Contact Water Works if additional water service is required. A pro rata acreage charge of $150 per acre may apply in addition to normal connection charges. Wastewater: No sewer service available to this property at this time. Fire Department: Major concerns, cannot provide fire protection to this proposed dwelling. It is too far away from the nearest fire hydrant. CATA: The site is not located on a CATA bus route. 7. Staff Analysis: A conditional use permit is requested to allow for the placement of a single -wide manufactured home on the rear of the R-2 zoned lot at 11428 David O Dodd Road to be used as an accessory dwelling. The manufactured home will be a 1997-1998 model. The property is one of several on the east side of David O Dodd Road which are similar in size, 65 feet wide by 320+ feet deep. All of these properties are occupied by site built single family homes. A nonconforming mobile home park is adjacent to the rear. The applicant proposed to place the manufactured home on the rear portion of her lot, closer to the mobile home park. Placement of the home conforms to the required setbacks and area coverage for accessory dwellings. The proposed accessory dwelling does exceed the ordinance established maximum of 700 square feet. The proposed structure is 1,216 square feet in area. The lot is approximately 1/2 acre in size and the increased area of the proposed accessory dwelling does not seem unreasonable. There are two substantial areas of concern which must be addressed regarding placement of the home. The PA March 19, 1998 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6455 first issue is the question of how the home will actually be pulled onto the site. There is not sufficient room to access the site from David O Dodd Road. Access can be gained through the mobile home park to the rear of the applicant's property. A gate in the fence on the rear property line provides access to the driveway in the mobile home park. Written permission must be granted by the owner of the mobile home park to allow the applicant to pull her proposed manufactured home through this property and onto the rear of her property. The second area of concern is very substantial and unless it is resolved, bears heavily on whether the Commission should approve the item. The Fire Department has stated that it cannot provide fire protection to the structure as it is proposed to be located on the rear of the property. The nearest fire hydrant is located in front of the third house south of the applicant's property. The proposed accessory dwelling is located 238 feet away from the front property line of the applicant's property. This puts the closest edge of the manufactured home approximately 500 feet from the fire hydrant. The home itself extends another 80 feet beyond that. The applicant has been advised of this issue and is willing to relocate the proposed house closer to the front of her lot, nearer the street. The Fire Department has been asked to meet with staff at the site to assess the situation. If approved by the Commission, siting of the manufactured home must conform to the Ordinance established criteria as follows: 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. 3 March 19, 1998 SUBDIVISION ITEM NO.: 9 (Cont.) STAFF UPDATE: FILE NO.: Z-6455 The applicant has received written permission to use the driveway through the mobile home park to bring the manufactured home onto her site. On March 3, 1998, staff met with the applicant and the Fire Marshall at the site. Subsequently Chief Webb, of the Fire Department, assessed the situation. Chief Webb determined that fire service could be provided to the proposed accessory dwelling if it were moved to the north side of the property and brought closer to the street. He recommended that the front edge of the manufactured home be placed at a point approximately 25 feet from the back of the existing residence. 8. Staff Recommendation: Staff recommends approval of the requested conditional use permit to allow for placement of a new, single -wide manufactured home on this property to be used as an accessory dwelling subject to compliance with the following conditions: 1. Compliance with the siting criteria as follows: 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. 2. Placement of the manufactured home as recommended by the Fire Department. 3. One of the dwelling units must be occupied by the Land Owner as stipulated in Section 36-252(3). 4 March 19, 1998 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6455 Staff recommends approval of the variance to allow an accessory dwelling which exceeds 700 square feet in area. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 26, 1998) The applicant was present. Staff presented the item and noted the two main issues of concern; access to bring the home onto the lot and the Fire Department's concerns. The applicant stated that she would meet with the owner of the mobile home park. Dana Carney, of the Planning Staff, stated that he would ask the Fire Marshall to meet with the applicant on the site to discuss fire service. (The Staff Update above reflects the outcome of those two issues.) The Committee determined there were no other issues and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MARCH 19, 1998) Staff informed the Commission that there were no outstanding issues associated with this item. There were no objectors present. The Chairman placed the item on the Consent Agenda for approval as recommended by staff. The item was approved by a vote of 11 ayes, 0 noes and 0 absent. 5