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HomeMy WebLinkAboutZ-6770 Staff AnalysisMarch 2, 2000 ITEM NO.: A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-6770 Cherri Satterfield C. R. Satterfield, Jr. West side of Henderson Road, approximately 1,000 feet south of Raines Road Rezone from R-2 to R -7A and Site Plan Review Placement of a single -wide manufactured home 5.00 acres Vacant SURROUNDING LAND USE AND ZONING North - Pasture and Single Family; zoned R-2 South - Single Family; zoned R-2 East - Single Family and undeveloped tracts; zoned R-2 West - Undeveloped tracts; zoned R-2 PUBLIC WORKS COMMENTS 1.Dedicate right-of-way to 25 feet from centerline of existing road. PUBLIC TRANSPORTATION ELEMENT The site is not located on a CATA bus route. PUBLIC NOTIFICATION All owners of property within 200 feet of the site were notified of the rezoning request. There is no neighborhood association within the vicinity of this site. The property is outside of the city limits and no database of addresses is maintained to notify residents in the area. March 2, 2000 ITEM NO.: A (Cont.) FILE NO.: Z-6770 LAND USE PLAN ELEMENT The site is located in the Crystal Valley Planning District. The adopted Plan recommends Single Family for the site. R -7A is a single family zoning district which allows for placement of one manufactured home or one on-site constructed dwelling per lot or parcel. The request conforms to the adopted Plan. No neighborhood action plan has been done for this area, nor is one proposed in the near future. STAFF ANALYSIS The request before the Commission is to rezone this 5 acre tract from "R-2" Single Family to "R -7A" Manufactured Home District and to approve a site plan for placement of one, single -wide manufactured home on the tract. The site is vacant and mostly cleared. At one time, there were two mobile homes on the tract. Those were removed sometime ago and there are utility hook-ups remaining on the tract. The property is located outside of the city limits but within the City's extraterritorial jurisdiction. The predominant land uses in this rural area are single family homes on large tracts and large areas of undeveloped, wooded property. There are several nonconforming mobile homes and manufactured homes located in the general vicinity including across Henderson Road to the northeast. Single family homes are located adjacent to the south and across Henderson Road to the east. A pasture is adjacent to the north and a single family home is located beyond that. The property adjacent to the west is wooded. Farther to the south, at the end of Henderson Road, a Planned Development -Office was recently approved to allow use of an existing single family home as an office. The Land Use Plan recommends single family for this site. R -7A is a single family zoning district. Staff believes the zoning request to be compatible with uses and zoning in the area and to conform to the adopted Land Use Plan. R -7A zoning requires the submission of a site plan at the time of the zoning request. The applicant has submitted a plan showing the placement of one, single -wide, 1997 model manufactured home on the tract. The home measures 16' X 721, 1,152 square feet. The applicant also proposes to construct a two -car covered carport and a storage building. 2 March 2, 2000 ITEM NO.: A (Cont.) FILE NO.: Z-6770 All proposed structures exceed required setbacks. Placement of the home must conform to the siting standards established by Section 36-262 (d) (2) . STAFF RECOMMENDATION Staff recommends approval of the requested R -7A zoning. Staff also recommends approval of the site plan for placement of a 1997 model, single -wide, 16' X 72' manufactured home on the tract subject to compliance with the following siting criteria established in Section 36- 262 (d) (2) of the Code: 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: (DECEMBER 2, 1999) The applicant was present. There were several objectors present. Several letters of objection and support had been received by staff and forwarded to the Commissioners. Staff presented the rezoning request and site plan and offered a recommendation of approval as noted in the "Staff Recommendation" above. At this point in the meeting, there were only 8 commissioners present. The Chairman offered the applicant the opportunity to defer the issue. The applicant agreed to the deferral. It was determined by the Commission that those persons present in opposition who might not be 3 March 2, 2000 ITEM NO.: A (Cont.) FILE NO.: Z-6770 able to return at a later date would be allowed to enter a statement for the record. Kay Hicks, of 7407 Henderson Road, stated that she built her home 21 years ago. She commented that the one mobile home now existing on the street was an eyesore. Ms. Hicks stated that site built homes last longer than manufactured homes. She acknowledged that there were previously two mobile homes on the lot but said that she did not want any action approved that would allow the encroachment of more manufactured homes into the neighborhood. In response to a question from Commissioner Lowry, Chairman Earnest stated that he was giving persons the opportunity to speak at either this meeting or the later meeting to which the item was being deferred. The Commission suggested that the deferral might allow the two parties to get together to discuss the issue. Ray Hanley, of 7413 Henderson Road, agreed to get together with the applicant, if he was willing to do so. Mr. Hanley stated that the property was zoned to allow for site -built single family homes. David Powell, of 7322 Henderson Road, stated that he had nothing against "trailers" but his experiences with mobile homes had not been good. Ed Hicks, of 7407 Henderson Road, stated that he would defer speaking to a later date. A motion was made to defer the item to the January 20, 2000 meeting. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JANUARY 20, 2000) The applicant was present. One person present filled out a card in opposition. A petition signed by several persons opposed to the rezoning had been received by staff and forwarded to the Commission. Several letters of support had also been forwarded to the Commission. Since there were only 8 commissioners present, the applicant was offered the option of deferring the item. The applicant 4 March 2, 2000 ITEM NO.: A (Cont.) FILE NO.: Z-6770 requested deferral. A motion was made to defer the item to the March 2, 2000 meeting. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (MARCH 2, 2000) The applicant, C. R. Satterfield, was present. There were two objectors present. Staff presented the item and a recommendation of approval. It was noted that numerous letters of support and objection had been forwarded to the Commission. Mr. Satterfield stated that he had nothing new to add and asked that he might have time to rebut statements from the opposition. Ray Hanley, of 7413 Henderson Road, spoke in opposition. He stated that several old mobile homes had been removed from the neighborhood in the time he had lived on Henderson Road. He asked the Commission to deny the request. Mr. Hanley commented that the Board of Directors had recently denied every request for a manufactured home which it had seen. Ed Hicks, of 7407 Henderson Road, spoke in opposition. He stated that a mobile home in poor condition was located on the property adjacent to his. Mr. Hicks stated that the area was zoned R-2 which allowed only site -built homes. He stated that allowing the proposed manufactured home would lower property values in the area. Mr. Hicks noted that the proposed manufactured home would be rented. Mr. Satterfield responded that the home was nearly new, it would not reduce area property values and there were numerous similar homes in the area. A motion was made to approve the application as applied for, including staff's recommended conditions. Commissioner Downing stated that the Board of Directors had found a difference between site built homes and manufactured homes and that he would follow their policy. The vote on the motion was 3 ayes, 6 noes, and 2 absent. The application was denied. 5