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HomeMy WebLinkAboutZ-6568 Staff AnalysisOctober 15, 1998 ITEM NO.: 20 NAME: LOCATION: OWNERJAPPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6568 Denton Manufactured Home - Conditional Use Permit 9205 Susie Lane Madeline Denton To obtain a conditional use permit for a multisectional manufactured home at 9205 Susie Lane on property zoned R-2. This site is located at the end of Susie Lane on the south side. Susie Lane intersects with Highway 5 a short distance south of the intersection of Colonel Glenn Road and Highway 5. 2. Com ati )ij-itv with Neighborhood: - - This ei hborhood:- This property and the surrounding area are zoned R-2, Single Family Residential. Properties to the east and south are undeveloped woodland. To the west is an. -existing manufactured home. Across the street to the northwest is a metal storage building, but no house. This multisectional manufactured home, when installed in accordance with the ordinance requirements, should be compatible with the neighborhood. The Westwood Neighborhood Association was notified of the public hearing. 3. Ors -Site Drives and Parkin : The proposal includes a single 17 foot wide driveway from Susie Lane at the northeast corner of the property providing access to a 20 foot wide carport. That will.meet ordinance__ requirements for access to the property once the road is . extended in front of the lot, and provide required parking. - 4. ScreeniLiA and Buffers: No requirements. - ----- 5. Public Works Comments: 1. Dedicate additional 5 feet of right-of-way on Susie Lane. October 15, F,1998 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-6568 2. City of Little Rock Ordinance requiring minimum 20 foot access to any public lot per section -31-202(c) and requires:a temporary turn-a-round.also at the end of the street. 6. utility and Fire Department Comments: Water: No objection. A water main extension will be required. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. AP&L: No Comments received. Fire Department: Approved as submitted. LATA: This site is not on a CATA bus route but it is close to route #14. 7. Staff Analysis: The applicant is requesting a conditional use permit to place a multisectional single story manufactured home on this site. All setback requirements are -met or exceeded. There are not any site plan issues. The site is 75 feet wide by 192 feet deep. It is at the end of a residential street. Next door on the lot to the west is another multisectional manufactured home. To the east and south is vacant, tree -covered residential property. Across the street there is a storage shed on a lot without a house, but it too is residential property. This manufactured home would be 28 feet by 64 feet, or, about1,700 total square feet. Once this home is sited according to ordinance -requirements, the proposed use would be compatible with the neighborhood and its residential nature. 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to conforming to City Ordinance Siting Standards for manufactured homes in Section 36-254(d)(5), and Public Works Comments. -Siting standards are -as follows: a. A pitched roof of three (3) in twelvee-(12) or fourteen (14) degrees or greater. October 15, 1998 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-5568 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. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Madeline Denton was present representing the application. Staff briefly described the proposal. The applicant was asked to produce documentation showing dedicated road right-of-way on Susie Lane. Their survey showed a street easement, but not dedication. There being no other issues, the Committee accepted the proposal and forwarded the item to the full Commission for resolution. STAFF UPDATE: The applicant has produced documentation to substantiate that a 40 foot wide road dedication does exist in front of their lot. No additional right-of-way is required. However, the applicant will have to work out the details of the who, how and when the road will be paved before a building permit can be granted because paved access to the property is a ordinance condition of the approval. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) _ Madeline Denton was present representing her application. There were three objectors and one supporter present. Staff presented the item with a recommendation for approval subject to conditions listed in the staff recommendation. Mrs. Denton explained why she wanted to locate a manufactured home at this site. Mr. Bruce Wilson spoke in favor of the proposal for his mother who was physically unable to attend, but she is a resident on Susie Lane. He stated that Mrs. Wilson had no objections to this proposal and wished to refute the claim made by Mr. Jenkins in a letter he wrote to the Commission in which he stated Mrs. Wilson W October 15, 1998 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-6568 was opposed to this manufactured home. She is not objecting and sees no problem with it. Mr. Mike Kumpuris, president of Westwood Neighborhood Association, spoke in opposition. He stated that based on a poll he took of the property owners adjacent to this property, those property owners were opposed because they were concerned this manufactured home would decrease the value of their property and homes; and therefore, don't want it located there. He added that the neighborhood association was looking at restricting manufactured homes in their area. He also stated that these property owners had not received notice of this proposal. However, staff had copies of certified mail receipts showing notification of this public hearing to consider this conditional use permit was sent on September 9, 1998 to the property owners on record within 200 feet of this site. Mr. Jeff Jenkins, property owner immediately adjacent to the west, spoke in opposition. His main point was that the quality of the home intended to be placed on Mrs. Denton's property, due to lot size and the type of home intended to be installed, could not be made comparable to his 1986 home or some of the others in the neighborhoods in the area. Commissioner Putnam asked Mr. Jenkins about the cost of his home and about the nature of the metal storage building he built across the street from his home. Mr. Jenkins responded that the "stick built" home he was going to build originally would have started at $125,000.00. Regarding the metal building, Mr. Jenkins said it was for storage and had been approved. Commissioner Muse asked the applicant if the sections of her home would come with transport elements on them or if they would come in on flat bed trailers. She said they would have transport elements on them, but that would all be removed when the units were placed on a permanent foundation. Commissioner Hawn asked Mr. Jenkins for an explanation regarding the difference between his statement regarding Mrs. Wilson's view on this proposal and her son's statement of her views. Mr. Jenkins responded that Mrs. Wilson originally indicated to him that she would be opposed and that Mr. Jenkins could use her name in the letter he sent to the Commission. He said he was not aware she had changed her mind. He apologized if he took her statements out of context, but that was his understanding of her position. Mr. Lawson spoke in response to some Mr. Kumpuris. Mr. Lawson said that of a neighborhood land use plan that homes because the homes do meet the homes. N of the statements made by staff would never be a part prohibited manufactured city code for single family October 15, 1998 SUBDIVISION ITEM NO.: 2d {Coni.} FILE NO.: Z-6566 A motion was made to approve the application as submitted -to include staff comments and recommendations. The vote was 7 ayes, 2 nays, and 2 absent. 5 FILE NO.: Z-6568 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Denton Manufactured Home - Conditional Use Permit 9205 Susie Lane Madeline Denton To obtain a conditional use permit for a multisectional manufactured home at 9205 Susie Lane on property zoned R-2. This site is located at the end of Susie Lane on the south side. Susie Lane intersects with Highway 5 a short distance south of the intersection of Colonel Glenn Road and Highway 5. 2. Compatibility with Neighborhood: This property and the surrounding area are zoned R-2, Single Family Residential. Properties to the east and south are undeveloped woodland. To the west is an existing manufactured home. Across the street to the northwest is a metal storage building, but no house. This multisectional manufactured home, when installed in accordance with the ordinance requirements, should be compatible with the neighborhood. The Westwood Neighborhood Association was notified of the public hearing. 3. On -Site Drives and Parking: The proposal includes a single 17 foot wide driveway from Susie Lane at the northeast corner. - of the property providing access to a 20 foot wide carport. That will meet ordinance requirements for access to the property once the road is extended in front of the lot, and provide required parking. 4. Screenincr and Buffers: No requirements. 5. Public Works Comments: 1. Dedicate additional 5 feet of right-of-way on Susie Lane. FILE NO.: Z-6568 Cont. 2. City of Little Rock Ordinance requiring minimum 20 foot access to any public lot per section 31-202(c) and requires a temporary turn -a -round also at the end of the street. 6. Utility and Fire Department Comments: Water: No objection. A water main extension will be required. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. AP&L: No Comments received. Fire Department: Approved as submitted. CATA: This site is not on a LATA bus route but it is close to route #14. 7. Staff Anal sis• The applicant is requesting a conditional use permit to place a multisectional single story manufactured home on this site. All setback requirements are met or exceeded. There are not any site plan issues. The site is 75 feet wide by 192 feet deep. it is at the end of a residential street. Next door on the lot to the west is another multisectional manufactured home. To the east and south is vacant, tree -covered residential property. Across the street there is a storage shed on a lot without a house, but it too is residential property. This manufactured home would be 28 feet by 64 feet, or about 1,700 total square feet. Once this home is sited according to ordinance requirements, the proposed use would be compatible with the neighborhood and its residential nature. 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to conforming to City Ordinance Siting Standards for manufactured homes in Section 36-254(d)(5), and Public Works Comments. Siting standards are as follows: 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. 2 FILE NO.: Z-6568 Cont.) 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. SUBDIVISION COMMITTEE COMMENT:- (SEPTEMBER 24, 1998) Madeline Denton was present representing the application. Staff briefly described the proposal. The applicant was asked to produce documentation showing dedicated road right-of-way on Susie Lane. Their survey showed a street easement, but not dedication. There being no other issues, the Committee accepted the proposal and forwarded the item to the full Commission for resolution. STAFF UPDATE: The applicant has produced documentation to substantiate that a 40 foot wide road dedication does exist in front of their lot. No additional right-of-way is required. However, the applicant will have to work out the details of the who, how and when the road will be paved before a building permit can be granted because paved access to the property is a ordinance condition of the approval. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Madeline Denton was present representing her application. There were three objectors and one supporter present. Staff presented the item with a recommendation for approval subject to conditions listed in the staff recommendation. Mrs. Denton explained why she wanted to locate a manufactured home at this site. Mr. Bruce Wilson spoke in favor of the proposal for his mother who was physically unable to attend, but she is a resident on Susie Lane. He stated that Mrs. Wilson had no objections to this proposal and wished to refute the claim made by Mr. Jenkins in a letter he wrote to the Commission in which he stated Mrs. Wilson was opposed to this manufactured home. She is not objecting and sees no problem with it. Mr. Mike Kumpuris, president of Westwood Neighborhood Association, spoke in opposition. He stated that based on a poll he took of the property owners adjacent to this property, those property owners were opposed because they were concerned this manufactured home would decrease the value of their property and homes; and therefore, don't want it located there. He added that 3 FILE NO.: Z-6568 Cont. the neighborhood association was looking at restricting manufactured homes in their area. He also stated that these property owners had not received notice of this proposal. However, staff had copies of certified mail receipts showing notification of this public hearing to consider this conditional use permit was sent on September 9, 1998 to the property owners on record within .200 feet of this site. Mr. Jeff Jenkins, property owner immediately adjacent to the west, spoke in opposition. His main point was that the quality of the home intended to be placed on Mrs. Denton's property, due to lot size and the type of home intended to be installed, could not be made comparable to his 1986 home or some of the others in the neighborhoods in the area. Commissioner Putnam asked Mr. Jenkins about the cost of his home and about the nature of the metal storage building he built across the street from his home. Mr. Jenkins responded that the "stick built" home he was going to build originally would have started at $125,000.00. Regarding the metal building, Mr. Jenkins said it was for storage and had been approved. Commissioner Muse asked the applicant if the sections of her home would come with transport elements on them or if they would come in on flat bed trailers. She said they would have transport elements on them, but that would all be removed when the units were placed on a permanent foundation. Commissioner Hawn asked Mr. Jenkins for an explanation regarding the difference between his statement regarding Mrs. Wilson's view on this proposal and her son's statement of her view's. Mr. Jenkins responded that Mrs. Wilson originally indicated to him that she would be opposed and that Mr. Jenkins could use her name in the letter he sent to the Commission. He said he was not aware she had changed her mind. He apologized if he took her statements out of context, but that was his understanding of her position. Mr. Lawson spoke in response to some of the statements made by Mr. Kumpuris. Mr. Lawson said that staff would never be a part of a neighborhood land use plan that prohibited manufactured homes because the homes do meet the city code for single family homes. A motion was made to approve the application as submitted to include staff comments and recommendations. The vote was 7 ayes, 2 nays, and 2 absent. 4