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HomeMy WebLinkAboutZ-6667 Staff AnalysisJuly 8, 1999 ITEM NO.: B NAME: LOCATION: FILE NO: Z-6667 Edna Wise - Conditional Use Permit 5820 Posey Lane OWNER/APPLICANT: Clyde & Edna Mae Wise/Ruth Ann Minton PROPOSAL: To obtain a conditional use permit to use a manufactured home for an accessory dwelling at 5820 Posey Lane on R-2 zoned property which is outside the Little Rock City Limits, but within the City's extraterritorial zoning area. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located at the end and on the north side of Posey Lane. Posey Lane is on the west side of Crystal Valley Road near the intersection with Red Bud, approximately 0.3 mile south of Lawson Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is on, and surrounded by, R-2 zoned Single Family residential property. Posey Lane is a rural style road which ends at the applicant's property. The lots are one acre in size and some of the other lots on this lane have single wide manufactured homes on them. Staff believes this use would be compatible with the neighborhood. There are no neighborhood associations currently active in this area. 3. ON SITE DRIVES AND PARKING: There is a single unpaved driveway to the house which would also serve the accessory dwelling. There is an area already being used to pull off the driveway next to the carport. That would provide the required one parking space. July 8, 1999 SUBDIVISION ITEM NO.: B (Cont.) 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS COMMENTS: No comments. 6. UTILITY AND FIRE DEPT. COMMENTS: FILE NO.: Z-6667 Water: Water main extension required. Approval of the City required for water service. Wastewater: Outside service boundary, no comment. Southwestern Bell: Approved as submitted. ARRA: Approved as submitted. Entergy: No comments received. Fire Department: This site is outside the Little Rock service area. CATA: Not currently served by CATA; approved as submitted. 7. STAFF ANALYSIS: The applicant is requesting a conditional use permit to locate a new 16 by 80 foot single wide manufactured home to be used for an accessory dwelling on this R-2 single family residential zoned property located outside the Little Rock City limits, but within the extraterritorial zoning area. There is a 984 square foot stick -built house on the property. The accessory dwelling is to be used for the granddaughter to live on the property and take care of her grandmother who owns the property. The proposed location of the accessory dwelling exceeds all setbacks required, but it also exceeds the 700 square foot gross floor area permitted by ordinance for an accessory dwelling. In addition, it also violates the ordinance because it is about 300 square feet larger than the main house. The applicant has requested to not be held to the ordinance siting standards of "removal of all transport elements," (they wish to leave the tongue on); and V4 July 8, 1999 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6667 "permanent foundation," which includes anchoring standards, the block piers are not cemented together or mounted on concrete in -the -ground footings, nor are the anchors bolted to the frame. Variances would be required for these issues. Staff believes this would be a reasonable use of the property and not be detrimental to the neighborhood. Staff supports leaving the tongue on if properly screened, but does not support varying from the permanent foundation and anchoring for safety reasons. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit, subject to installing a permanent foundation. Staff also recommends approval of variances to leave the tongue on with proper screening and to allow the larger gross floor square footage. Staff does not recommend approval of the variance to the requirements for a permanent foundation because of concerns about safety to the occupants if the standards are reduced. SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Ruth Ann Minton was present representing the applicant. Staff gave a brief description of the proposal. Staff clarified what the siting standards were in regard to a "permanent foundation." Ms Minton stated that since the home was already in place, and she considers its placement temporary, she prefers not to change the foundation and anchoring. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MAY 27,1999) There were only eight Commissioners present. Therefore, as is policy, the Chairman offered all applicants the opportunity to defer their item to the next regular Subdivision Planning 3 July 8, 1999 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6667 Commission Hearing without any penalty or prejudice. The applicant chose to defer this item until July 8, 1999. STAFF UPDATE: Upon careful review of this particular situation, Staff has developed a revised recommendation regarding its position on the permanent set up and anchoring standards applied to this particular accessory dwelling. Staff recommends approval of the conditional use permit and accepting the existing set up and anchoring method as long as it meets manufacturer recommendations and the applicant has provided a letter from the manufacturer/dealer stating that fact. Staff recommends the following additional conditions be required: 1. The manufactured home will be occupied by`only the granddaughter and her family. 2. This C.U.P. will be for only two (2) years at which time it will be reviewed for conformance and status update. If the conditions remain the same, the C.U.P. will be extended for two year intervals with review at the end of each two year period until Mrs. Ida Mae Wise no longer lives at this site. 3. Once Mrs. Ida Mae Wise is deceased or has moved permanently from the primary house on this site, the manufactured home must within four (4) months be vacated and removed from the site or be brought up to current City installation standards at that time. PLANNING COMMISSION ACTION: (JULY 8, 1999) Ruth Ann Minton was present representing her application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation" as amended under "Staff Update" in the minutes. Staff also recommended approval of the variances to leave the tongue on with proper 4 July 8, 1999 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6667 screening, to allow the larger gross floor square footage than permitted by ordinance, and to allow the in place set-up and anchorage to remain as long as it meets the conditions noted under "Staff Update." The item was placed on the Consent Agenda and approved as recommended by Staff. The vote was 10 ayes, 0 nays, and 1 absent. 5 May 27, 1999 ITEM NO.: 17 _ FILE NO: Z-6667 NAME: Edna Wise - Conditional Use Permit LOCATION: 5820 Posey Lane OWNER/APPLICANT: Clyde & Edna Mae Wise/Ruth Ann Minton PROPOSAL: To obtain a conditional use permit to use a manufactured home for an accessory dwelling at 5820 Posey Lane on property which is outside the Little Rock City Limits, but within the City's extraterritorial zoning area, and is zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located at the end and on the north side of Posey Lane. Posey Lane is on the west side of Crystal Valley Road near the intersection with Red Bud, approximately 0.3 mile south of Lawson Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is on, and surrounded by, R-2 zoned single family residential property. Posey Lane is a rural style road which ends at the applicants property. The lots are one acre in size and some of the other lots on this lane have single wide manufactured homes on them. Staff believes this use would be compatible with the neighborhood. There are no neighborhood associations currently active in this area. 3. ON SITE DRIVES AND PARKING: There is a single unpaved driveway to the house which would also serve the accessory dwelling. There is an area already being used to pull off the driveway next to the carport. That would provide the required one parking space. May 27, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS COMMENTS: No comments. 6. UTILITY AND FIRE DEPT. COMMENTS: FILE NO.: Z-6667 Water: Water main extension required. Approval of the City required for water service. Wastewater: Outside service boundary, no comment. Southwestern Bell: Approved as submitted. AR.FKTA: Approved as submitted. Entergy: No comments received. Fire Department: This site is outside the Little Rock service area. CATA: Not currently served by CATA; approved as submitted. 7. STAFF ANALYSIS: The applicant is requesting a conditional use permit to locate a new 16 by 80 foot single wide manufactured home to be used for an accessory dwelling on this R-2 single family residential zoned property located outside the Little Rock City limits, but within the extraterritorial zoning area. There is a 984 square foot main stick -built house on the property. The accessory dwelling is to be used for the granddaughter to live on the property and take care of her grandmother who owns the property. The proposed location of the accessory dwelling exceeds all setbacks required, but it also exceeds the 700 square foot gross floor area permitted by ordinance for an accessory dwelling. In addition, it also is about 300 square feet larger than the main house which also violates the ordinance. The applicant has requested to not be held to the ordinance siting standards of "removal of all transport elements," (they wish to leave the tongue on); and 2 May 27, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6667 "permanent foundation," which includes anchoring standards, the block piers are not cemented together or mounted on concrete in -the -ground footings, nor are the anchors bolted to the frame. Variances would be required for these issues. Staff believes this would be a reasonable use of the property and not be detrimental to the neighborhood. Staff supports leaving the tongue on if properly screened, but does not support varying from the permanent foundation and anchoring for safety reasons. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit, subject to installing a permanent foundation. Staff also recommends approval of variances to leave the tongue on with proper screening and to allow the larger gross floor square footage. Staff does not recommend approval of the variance to the requirements for a permanent foundation and anchoring because of concerns about safety to the occupants if the standards are reduced. SUBDIVISION COMMITTEE COMMENTS: (May 6, 1999) Ruth Ann Minton was present representing the applicant. Staff gave a brief description of the proposal. Staff clarified what the siting standards were in regard to a "permanent foundation." Ms Minton stated that since the home was already in place, and she considers its placement temporary, she prefers not to change the foundation and anchoring. There being no further issues, the Committee accepted the proposal and forwarded the item on to the full Commission for final resolution. PLANNING COMMISSION ACTION: (May 27, 1999) There were only eight Commissioners present. Therefore, as is policy, the Chairman offered all applicants the opportunity to defer their item to the next regular Subdivision Planning 3 May 27, 1999 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z-6667 Commission Hearing without any penalty or prejudice. The applicant chose to defer this item until July 8, 1999. 4