HomeMy WebLinkAboutZ-6705 Staff AnalysisAugust 19, 1999
ITEM NO.: 19 FILE NO: Z-6705
NAME: Nellie Stephens - Conditional Use Permit
LOCATION: 4408 Bruno Road
OWNER/APPLICANT: Everett Wilson/Nellie Stephens
PROPOSAL: To obtain a conditional use permit to
install a two -section manufactured home as
the primary residence at 4408 Bruno Road,
property which is Zoned R-2, Single Family
Residential.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
This site is located on the north side of Bruno Road, four
lots east of Reck Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This site is about a half acre in a residential
neighborhood of mixed size lots Zoned R-2, Single Family
Residential, and is surrounded by that same zoning. The
structures on this street consist of a mixture of site -
built and manufactured single section single family homes,
including a six unit mobile home park about six lots
further east on Bruno.
Considering the type of multi -sectional unit and the type
of installation proposed, along with the existing mix of
homes already along this street, Staff believes this
proposed home would be compatible with this neighborhood.
The Upper Baseline Neighborhood Association was notified of
the Public Hearing.
3. ON SITE DRIVES AND PARKING:
The proposed site would have a 16 foot wide driveway from
Bruno Road with a one car carport adjacent to the front of
the unit. That would meet the requirements for a residence.
August 19, 1999
SUBDIVISION
ITEM NO.: 19 (Cont,)
4. SCREENING AND BUFFERS:
No comment.
5. PUBLIC WORKS COMMENTS:
No comments.
6. UTILITY AND FIRE DEPT. COMMENTS:
FILE NO: Z-6705
Water: A development fee applies in addition to normal
charges for water service to this property.
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKLA: No comments received.
Entergy: No comments received.
Fire Department: Approved as submitted.
CATA: CATA Route #15, 65th Street, serves this site;
approved for transit purposes as submitted.
7. STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
place a new 32 x 80 foot, two -section manufactured home, on
this half acre R-2 Zoned residential lot to be used'as the
primary residence. All site requirements are met.
The proposed site is Zoned R-2, Single Family Residential,
and is surrounded by that same zoning. The first 4 or 5
lots on the south side of Bruno Road are vacant and tree
covered, as is this proposed site. The structures on this
street consist of a mixture of site -built and manufactured
single section single family homes. About six lots further
east on Bruno, there exists a small mobile home park
containing about six single -wide units. In between this
site and that mobile home park there is an additional
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August 19, 1999
SUBDIVISION
ITEM NO.: 19 (Cont.)
FILE NO: Z-6705
single section manufactured home on each side of the
street. The applicant has stated they plan to do everything
they can that is monetarily feasible to make this home look
like the others on the street and like a site -built home.
Considering the type of multi -sectional unit and the type
of installation proposed, along with the existing mix of
homes already along this street, Staff believes this
proposed home would be compatible with this neighborhood as
long as the style is similar to other homes in the
immediate area and is installed in conformance with City
Siting Standards for manufactured homes.
8. STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the City Ordinance Siting
Standards for manufactured homes in Section 36-254(d)(5) 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.
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.
The home should be oriented so that the front broad side
faces Bruno Road.
SUBDIVISION COMMITTEE COMMENTS: (July 29, 1999)
Nellie Stephens was present representing her application. Staff
gave a brief description of the proposal.
There were no issues from staff to be discussed. The applicant
explained to the Committee members why she wanted to use a
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August 19, 1999
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO: Z-6705
manufactured home, generally how she planned to install it, and
that it would be a very nice looking unit and that she wanted to
make it look like any other house on the street.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION: (AUGUST 19, 1999)
The applicant, Mrs. Stephens, was not present due to the serious
illness of her mother, nor was she able to find someone else on
short notice to represent her at the meeting. There were three
registered objectors present. Staff presented the item with a
recommendation for approval subject to compliance with the City
Siting Standards for manufactured homes in Section 36-254(d)(5).
Pat Gee, President of the Upper Baseline Neighborhood
Association, presented a petition with 26 names opposed to the
proposal. She raised concerns that this type of home would hurt
property values, detract from the neighborhood, and not help
their efforts to improve the neighborhood.
Oley Rooker, President of the Crystal Valley Property Owners
Association, spoke in opposition to the proposal. He stated that
manufactured homes according to "the real estate people"
deteriorate in value, and therefore, lower the value of
surrounding property. He added that according to discussions he
had with building code inspectors, the type of construction used
in manufactured homes would not pass building code criteria.
Therefore, he feels it is not fair to the citizens who live in
"stick -built" homes to permit a manufactured home to be set up
in their neighborhood.
Carroll Strickland, a nearby resident on Bruno Road, spoke in
opposition. He stated that you can look at the other
manufactured homes in the area and see why the people in the
neighborhood wouldn't want any more there. He added that few of
them are maintained properly, and they tend to be associated
with drugs and other problems which they don't want in their
neighborhood.
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August 19, 1999
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO: Z-6705
A question of deferral was raised by Jim Lawson, Planning
Director, and Commissioner Muse, since the applicant was not
represented. Commissioner Downing stated that now or later he
would vote against this type of proposal until the Board of
Directors or a court tells him that the policy of the City as he
understands it has changed regarding placing manufactured
housing within a subdivision where stick -built style homes
predominately exist. Based on the Board's past action of
usually denying those requests, he believes the City's policy is
not to permit them. Steve Giles, City Attorney, stated that the
Commission could vote to defer the item. He also stated that
current City ordinance allows manufactured homes in all
residential zones by a conditional use permit as long as the
eight setup criteria are met and the applicant can demonstrate
that the home they propose is compatible with the existing
neighborhood.
Commissioner Muse asked if there was a neighborhood action plan
for this area and what was the prevailing policy for this
neighborhood regarding manufactured homes. Ms. Gee responded
that they were working on a plan, but that the policy was that
manufactured homes were not acceptable.
A motion was made to approve the application as submitted to
include staff comments and recommendations. The motion failed by
a vote of 3 ayes, 2 nays, abstention by Commissioner Muse, and
5 absent.
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