Loading...
HomeMy WebLinkAboutZ-7331 Staff AnalysisJanuary 9, 2003 ITEM NO.: 8 FILE NO.: Z-7331 NAME: Klitz Accessory Dwelling — Conditional Use Permit LOCATION: 10,901 West 36th Street OWNERIAPPLICANT: Betty Klitz, et al PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned property to serve as an accessory dwelling.., ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the south side of West 36th Street, just west of Shackleford Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a sparsely developed area of the city. Vacant R-2, C-2 and PRD zoned properties are located across 36th Street to the north. Vacant R-2 zoned properties are located to the east and west. A vacant industrial building is located on a large tract to the south. Several nonresidential uses and a scattering of single family residences are located farther north, along Shackleford and Old Shackleford. Numerous manufactured and mobile homes are located both to the north and south of the site. Allowing the proposed multisectional manufactured home on this 3 -acre tract is compatible with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow, Kensington and Westbrook Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: Each home is required to have one on-site parking space. There is sufficient parking available on the property. No new driveways are proposed. Both the existing residence and the proposed accessory dwelling will use the existing driveway off of West 36th Street. January 9, 2003 ITEM NO.: 8 Cont. FILE NO.: Z-7331 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: No Comments. 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: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 2002) The applicant was not present. Staff briefly reviewed the application with the Committee, noting that some additional information was needed. It was noted that staff would meet with the applicant and attempt to resolve any outstanding issues prior to the public hearing. The Committee forwarded the application to the full Commission for final action. " (Staff subsequently met with the applicant and received responses to the requests for additional information. Those comments are included in the following staff analysis). TAFF ANALYSIS: The applicant proposes to place a 32'X 64' multisectional manufactured home on the R-2 zoned, 3 -acre tract located at 10901 West 36th Street. The proposed 6 January 9, 2003 ITEM NO.: 8 (Cont.) FILE NO.: Z-7331 home is a 2002 model Palm Harbor Home. The home will have a vinyl siding exterior with a pitched, shingled roof. A porch addition will be constructed across the front of the home. The applicant's handicapped sister occupies the site built home currently existing on the site. The applicant states it is her desire to live near her sister to provide assistance. The proposed accessory dwelling exceeds the floor area of the existing home. A variance will be needed to allow the area of the accessory dwelling to exceed the area of the principal dwelling. Access to the home will be via the existing driveway. The applicant has stated that the conditional use permit will be limited to her occupancy of the home. If, at some point, Ms. Klitz or her immediate family no longer occupy the home it will be removed from the property. Staff is supportive of the requested conditional use permit. Allowing placement of a second home on this 3 -acre tract should have no effect on the surrounding neighborhood. Numerous manufactured or mobile homes are located in the general vicinity of the site. The development potential of this site may very well be affected by possible commercial developments in the area and long-term residential use may not be the highest and best use of the property. Allowing the applicant to place this home on the site for the purpose of caring for her sister seems a reasonable "holding" use of the site. Placement of the home must comply with the siting criteria for manufactured homes established in Section 36-254(d)(5) of the Code. Separate utilities are requested. Staff is supportive of the request again because it seems reasonable to allow two dwellings on this 3 -acre tract. There is no density issue. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Compliance with the following siting criteria in Section 36-254(d)(5) of the Code: 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. 3 January 9, 2003 ITEM NO.: 8 (Cont.) FILE NO.: Z-733 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. 3. The conditional use permit to allow this multisectional manufactured home is limited to occupancy of the home by Betty Klitz or members of her immediate family. If at any time that limited occupancy should cease, the home is to be removed from the property. Staff recommends approval of separate utilities and of the variance to allow the accessory dwelling to exceed the area of the existing principal dwelling. PLANNING COMMISSION ACTION: (JANUARY 9, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was approved. 4