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HomeMy WebLinkAboutZ-7355 Staff AnalysisFebruary 20, 2003 ITEM NO.: 6 FILE NO.: Z - NAME: Niemeyer Accessory Dwelling — Conditional Use Permit LOCATION: 17916 Crystal Valley Road OWNER/APPLICANT: Henry and Judith Niemeyer PROPOSAL: A conditional use permit is requested to allow for placement of a single -wide, manufactured home on this R-2 zoned, 2t acre tract to serve as an accessory dwelling. ORDINANCE DESIGN STANDARDS; 1. SITE LOCATION: The property is located on the east side of Crystal Valley Road, approximately Y2 mile south of Lawson Road. The site is located outside of the corporate city limits, but within the City's zoning jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: This rural area is characterized primarily by single family homes on larger tracts. Housing types range from large site -built homes, such as the applicants, to single -wide and multisectional manufactured homes. A single wide manufactured home was located on this property, serving as an accessory dwelling for the applicants' son from 1982 through 1998. It was removed when the son relocated. Allowing placement of a new single -wide manufactured home on the property, in the same general location as the previous home, should be compatible with development in the area. All owners of property located within 200 feet of the site, all residents . within 300 feet who could be identified and the Crystal Valley and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The existing site built home and the proposed accessory dwelling are each required to have one on-site parking space. The property has a circular driveway off of Crystal Valley Road. There is more than adequate February 20, 2003 ITEM NO.: 6 (Cont.) FILE NO.: Z-7355 parking area available on the site. No new driveways will be built off of Crystal Valley Road. The proposed accessory dwelling will be accessed via the existing driveway. 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: A No Comments. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comment. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Approved as submitted. County Planning: No Comments received. Contact County Planning. CATA: Site is located outside of CATA Service Area. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 2003) The applicant was present. Staff presented the item and noted that some additional information was needed on the proposed manufactured home. Staff asked if the accessory dwelling was to have separate utilities and if occupancy would be limited to a family member. The applicant responded positively to each question. Staff noted that orientation of the home would require a variance and no new driveways would be permitted onto Crystal Valley Road. The applicant was advised to respond to staff issues no later than noon, Wednesday February 5, 2003. Pi February 20, 2003 ITEM NO.: 6 (Cont.) _ FILE NO.: Z-7355 The Committee determined that there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property at 17916 Crystal Valley Road is currently occupied by a two-story, brick and frame, single family dwelling. A 14'X 62' foot mobile home, occupied by the applicants' son, was located on the site for 17t years. The mobile home was removed in 1998. Removal of the mobile home caused the site to lose its nonconforming status. The applicants approached staff about moving a new manufactured home onto the site, again to be occupied by the son. They were advised that the property's nonconforming status had been lost and they needed to apply for a conditional use permit to allow an accessory dwelling. The applicants now propose to place a 2000 model, 16'X 80' single - wide manufactured home on the site, in the same location occupied by the mobile home. The home is to have a pitched roof, vinyl exterior and matching underpinning. The septic system, water and electric service are already in place. The home is to be placed perpendicular to the road, within a grove of trees located north of the applicants' home. Occupancy of the home is proposed to be limited to the applicants' son who will help to care for his parents, both of whom have health problems. Staff is supportive of the proposed conditional use permit. A single -wide mobile home was located on this site for several years. There are other manufactured and mobile homes scattered around the general vicinity. Placement of the proposed manufactured home on this 2t acre tract should have no effect on the surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow placement of a 2000 model, 16'X 80' single -wide manufactured home on this site as an accessory dwelling subject to compliance with the following conditions: 1. Compliance with any applicable staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Occupancy of the accessory dwelling is to be limited to a family member of the property owners occupying the principal dwelling on the site. 3. Placement of the manufactured home is to comply with the following siting criteria: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. 3 February 20, 2003 ITEM NO.: 6 (Cont.) FILE NO.: Z-7355 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. Staff recommends approval of the request to have separate utility meters as needed. Staff recommends approval of a variance to allow the structure to be oriented as proposed, perpendicular to the street. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2003) The applicant was present. There were no objectors present. One letter had been received from Southwest Little Rock United for Progress. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff noted that SWLR United for Progress had suggested the following four conditions be attached to the conditional use permit: 1. No separate utility meters 2. Accessory dwelling occupants be limited to family members 3. Never be rental property 4. Conditional Use Permit be limited to this applicant Staff noted that a separate electric meter was already in place and water to the accessory dwelling ran from the house. Commissioner Lowry surmised that it would be easier to rent the manufactured home if all the utilities were separated. He stated he felt it would be easier for staff to monitor occupancy of the home if all the utilities were not separate. Chairman Nunnley commented that it seemed reasonable to allow separate meters. M February 20, 2003 ITEM NO.: 5 Cont. FILE NO.: Z-7355 In response to a question from Commissioner Lowry, Ms. Neimeyer stated she had no objection to having only one water meter on the site. In response to a question from Commissioner Meyer, Ms. Neimeyer stated she had no objection to limiting the conditional use permit to her family's ownership and occupancy of the property. Ms. Neimeyer stated she would amend her application to include those two conditions. A motion was made to approve the conditional use permit, as amended, subject to compliance with appropriate staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. I•i