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HomeMy WebLinkAboutZ-6954 Staff AnalysisFebruary 8, 2001 ITEM NO.: 8 FILE NO.: Z-6954 NAME: Young Manufactured Home - Conditional Use Permit LOCATION: 4012 35th Street OWNERAPPLICANT: Jerry and Vicki Young PROPOSAL: To obtain a conditional use permit for a two -section manufactured home to be placed on this property zoned R-3, Single Family Residential, located at 4012 East 35t:h Street. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the northwest corner of the intersection of East 35th Street and Franklin Street in College Station. It is outside of Little Rock City Limits, but within the City's Extraterritorial Zoning Area. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed site is zoned R-3, Single Family Residential, is vacant and surrounded be R-3 zoning. The properties to the north, west, and south are also currently vacant. There is a collapsing, vacant house across Franklin to the east, and an occupied brick house to the southeast across the intersection. Staff believes the proposed brand new two -section manufactured home, if set up according to City standards, would be compatible with the neighborhood. The College Station Neighborhood Association, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. February 8, 2001 ITEM NO.: 8 (Cont.) 3. ON SITE DRIVES AND PARKING: FILE NO.: Z-6954 One access with a standard driveway is proposed from 35th Street. It would provide the one space required residential parking. 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS COMMENTS: a. Contact Pulaski County to verify the site is not in a floodplain. (Looks very close to floodplain per CLR GIS map) 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: No objection. Wastewater: Sewer not available to this property at this time. Sewer being installed by College Station Sewer Improvement District but has not been accepted by Little Rock Wastewater Utility at this time. Southwestern Bell: No comments received. ARKL_A: Approved as submitted. Entergy: No comments received. Fire Department: Approved as submitted. CATA: Site is close to bus route #3 and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for a two -section new 26 by 76 foot manufactured home to be placed on this vacant lot as their primary residence. 2 February 8, 2001 ITEM NO.: 8 (Cont.) FILE NO.: Z-6954 Most of the ordinance siting criteria would be met except for the rear setback. The requirement is for a 25 foot rear setback. In an attempt to save a mature tree on the property, the applicant and Staff worked out a placement of the home that would exceed the setback requirements on all sides except the rear, where it would be only a 20 foot setback. Staff believes that would be sufficient, particular since there is a 12.5 foot alley right-of-way adjacent to the rear property line. Therefore, Staff supports a variance to allow the 20 foot rear setback. The home would have to be set up and anchored according to City Building Code requirements and Little Rock City Ordinance Section 36-254 (d) (5) . One other issue is the fact that this site lies within the 60-65 DNL Noise Contours of the airport --presented in the F.A.R. Part 150 Noise Compatibility Study. The noise compatibility standards for the airport require that any new construction must comply with the noise abatement requirements for the particular zone that the property lies in. This property lies within the AC -1 Overlay Zone, which would require the construction of the unit to reduce the noise level by 25 dB from outdoor to indoor. The applicant must either meet that construction reduction standard or provide written acceptance of the potential noise situation, which waives any future claim to noise abatement paid for by the Airport. The applicant has agreed to provide the written acceptance. Staff believes the proposed use is reasonable and would be compatible with the neighborhood. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with Public Works Comment. b. Provide written acceptance of the potential noise situation, which waives any future claim to noise abatement paid for by the Airport. 3 February 8, 2001 ITEM NO.: 8 (Cont.) FILE NO.: Z-6954 c. Comply with the off-street parking ordinance standard for a single-family dwelling. d. The home must be set up and anchored according to City Building Code requirements and Little Rock City Ordinance Section 36-254 (d) (5) as follows: 1. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. 2. Removal of all transport elements. 3. Permanent foundation. 4. Exterior wall finished so as to be compatible with the neighborhood. 5. Orientation compatible with placement of adjacent structures. 6. Underpinning with permanent materials. Staff also recommends approval of the variance to allow the reduced rear setback of 20 feet. SUBDIVISION COMMITTEE COMMENTS: (JANUARY 18, 2001) Vicki Young was present representing the application. Staff gave a brief description of the proposal and briefly reviewed the comments provided to the applicant. Staff discussed with the applicant three points: the idea of adjusting the location of the home on the property to allow more yard along Franklin Street; the need to show access and parking on the site plan; and the issue of the noise abatement. Ms. Young commented that she had no objection to relocating the home on the site. The applicant also commented that she lives near the airport now, was used to the noise, and would provide the noise acceptance letter. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 8, 2001) Vicki Young was present representing her application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to 4 February 8, 2001 ITEM NO.: 8 (Cont.) FILE NO.: Z-6954 compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. Since the site is outside Little Rock City Limits, installation of the home does not require a Little Rock building permit but it would still need to meet the City's zoning requirements for installation as stated in Section 36-254(d)(5). However, it is strongly recommended that the applicant meet the City's building code requirements also, for the benefit of the applicant. An inspection by Little Rock Building code personnel would be required for the water, sewer when available, and gas hookups. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations as amended above. The vote was 9 ayes, 0 nays and 2 absent. 5