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HomeMy WebLinkAboutZ-7159 Staff AnalysisApril 11, 2002 ITEM NO.: 6 NAME: T.00ATTON FILE NO.: Z-7159 Hines Manufactured Home Conditional Use Permit 10709 Stagecoach Road OWNER/APPLICANT: Edward Hines/Walter G. Riddick, III PROPOSAL: A conditional use permit is requested to allow for placement of a multi - sectional manufactured home on this R-2 zoned property. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The site is located on the east side of Stagecoach Road, approximately 800 feet south of Otter Creek Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed uses and zoning ranging from older single family homes to a salvage yard. The area immediately around the site does contain a handful of site built single family homes but the larger surrounding area is characterized by numerous nonresidential uses. A large area of undevelopable floodway extends to the south and east. The proposed multisectional manufactured, single family home is compatible with uses and zoning in the area. All owners of property within 200 feet of the site, all residents within 300 feet who could be identified and the Otter Creek and SWLRUP Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: This single family home requires one, on-site parking space. There is an existing driveway off of Stagecoach Road that provides access to a gravel, parking area. 4. SCREENING AND BUFFERS: None required for this single family use. April 11, 2002 ITEM NO.: 6 (Cont.) 5. PUBLIC WORKS COMMENTS: FILE NO.: Z-7159 1. A Development Permit for Flood Hazard Area will be required per Sec. 8-283. The proposed manufactured home placement appears to be in the floodplain. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are needed. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (MARCH 21, 2002) Walter Riddick was present representing the application. Staff presented the item and noted additional information was needed on the driveway location and any proposed carport or garage structures. Mr. Riddick indicated the existing driveway would be used and the existing metal building on the site would be used for storage. He stated he did not anticipate any other buildings being located on the site. Public Works Comments were presented. Mr. Riddick was advised that minimum floor elevations would need to be established by Public Works prior to the home being located on the site. The siting criteria of Section 36-254(d)(5) were pointed out to Mr. Riddick. He stated he saw no problem complying with all comments and conditions. The Committee determined there were no other outstanding issues and forwarded the item to the full Commission. 2 April 11, 2002 ITEM NO.: 6 (Cont.) STAFF ANALYSIS: FILE NO.: Z-7159 A conditional use permit is requested to allow for placement of a multisectional manufactured home on the R-2 zoned property located at 10,709 Stagecoach Road. The site currently contains a metal, accessory building. A site built, single family residence was previously located on the property, near the street. It was removed within the past few years. The property is located in an area of mixed uses and zoning. A small grouping of site built, single family homes is located adjacent to the north and south of the site. A large, nonconforming salvage yard is located across Stagecoach Road, to the west. A large area of undevelopable floodway is located east and south of the site. Other uses in the immediate vicinity include a newer apartment complex, vacant C-2 and C-3 zoned property and a multi -tenant shopping center. The proposed manufactured home will be located 150+ feet off of Stagecoach Road and will actually be located behind the existing, metal building. That metal building will be used as an accessory structure for the single family, multisectional manufactured home. The site has adequate space for the required one parking space. Allowing the placement of this single, manufactured home on this 2± acre site is a reasonable use of the property. The likelihood of a site built single family home being constructed on this tract is lessened by the presence of the surrounding nonresidential uses and the fact that the rear 2/3± of this tract lies in the floodplain. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the Public Works and Utility Comments outlined in Sections 5 and 6 of this report. 2. Compliance with the Siting Criteria of Section 36-254(d)(5) as follow: 3 April 11, 2002 ITEM NO.: 6 (Cont. FILE NO.: Z-7159 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. PLANNING COMMISSION ACTION: (APRIL 11, 2002) The applicant was present. There was one objector present. A letter had been received from Janet Berry, president of SWLR United for Progress, in which she expressed the association's neutrality on the issue. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Walter Riddick addressed the Commission in support of his application. He stated his client would comply with all conditions. Mr. Riddick stated he would like to respond to any concerns raised by the person present in opposition. James Elliott, of 10719 Stagecoach Road, spoke in opposition. He stated the applicant had not taken care of his property and had in the past, conducted illegal excavation on the site. Mr. Elliott stated he was opposed to placement of a "mobile home" on the lot because it would diminish his property value. A motion was made and seconded to approve the application subject to compliance with staff recommended conditions. Commissioner Nunnley asked what the applicant's intent was for the property. Mr. Riddick responded that his client would occupy the home and the property would have no use other than single family residential. 4 April 11, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z-7159 Commissioner Downing commented that he would vote against the application because of the Board of Director's practice of denying manufactured home applications. The vote was then taken. The vote was 7 ayes, 3 noes and 1 absent. The application was approved. 5 SUBDIVISION COMMITTEE COMMENTS MARCH 21, 2002 ITEM 6 HINES MANUFACTURED HOME — C.U.P. (Z-7159) Planning Staff Comments: 1. Indicate driveway and parking area on plan. 2. Indicate any proposed carport or garage structure. 3. Indicate maximum size of proposed "double -wide" manufactured home. 4. Compliance with the following siting criteria from Section 36-254(d)(5) is required: 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. Variance/Waivers: None requested. Public Works: 1. A Development Permit for Flood Hazard Area will be required per Sec. 8-283. The proposed manufactured home placement appears to be in the floodplain. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: Site is not located on a dedicated bus route and has no effect bus radius, turnout and route. Planning Division: No issues. Landscape: No issues. Revised Site Plan: Three (3) copies of revised site plan and responses to issues raised by staff must be submitted no later than Wednesday, March 27, 2002.