Loading...
HomeMy WebLinkAboutZ-7853-A Staff AnalysisOctober 13, 2005 ITEM NO.: 10 FILE NO.: Z -7853-A NAME: Briscoe Accessory Dwelling — Conditional Use Permit LOCATION: 3701 Potter Street OWNER/APPLICANT: William E. Briscoe PROPOSAL: A conditional use permit is requested to allow for placement of a single -wide manufactured home on this R-2 zoned lot to serve as an accessory dwelling. 1. SITE LOCATION: The property is located at the southeast corner of West 37th Street and Potter Street. 2, COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a predominately single family neighborhood. Single family homes are located to the north, east and south. A city park occupies a four -block area to the west. Housing in the immediate area ranges from distressed to good quality. A large area of undeveloped property is located one block to the east. The applicant proposes to place a single wide manufactured home in the rear yard of this lot to serve as an accessory dwelling. While staff is supportive of the concept of allowing an accessory dwelling, it is unlikely that the proposed manufactured home can be considered compatible with existing uses and houses 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 John Barrow Neighborhood Association were notified of this application. 3. ON SITE DRIVES AND PARKING: The principal dwelling and proposed accessory dwelling require one on- site parking space each. Currently, the site is served by a single -wide, concrete drive off of West 37th Street. The applicant has agreed to widen the driveway to accommodate two vehicles. 4. SCREENING AND BUFFER No Comments. October 13, 2005 ITEM NO.: 10 (Cont.) FILE NO.: Z -7853-A 5. PUBLIC WORKS COMMENTS: 1. Public Works will require correct driveway apron construction including radii, per city standard details, in the event driveway widening is required for the application. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved (conditionally). Owner responsible for any electrical relocation cost. CenterPoint Energy: No Comment received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No Comments. CATA: A CATA bus route is located just north of this site, at 36t' Street. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicant was not present. Staff noted additional information was needed on the proposed accessory dwelling/manufactured home; including year model, exterior materials and roofing. Staff stated the applicant would be asked if separate utilities were requested. Public Works and Utility Comments were noted. Staff stated they would contact the applicant to get answers to staff questions. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property at 3701 Potter Street is currently occupied by a one- story, frame, single-family residence. A frame garage building was previously �A October 13, 2005 ITEM NO.: 10 (Cont.) FILE NO.: Z -7853-A located behind the house. On June 9, 2005, the Planning Commission approved a conditional use permit to allow the applicant to remove the old garage building from the site and replace it with a site built accessory dwelling to be occupied by the applicant's mother. The applicant has determined that constructing a site -built accessory dwelling is more costly than he can afford. He is now requesting approval of a conditional use permit to allow for placement of a single -wide manufactured home on the site to serve as an accessory dwelling. The home will be 2 to 3 years old, will have vinyl siding and a pitched -shingled roof. The home will be placed on a permanent foundation and will be underpinned to comply with City code. The applicant's mother is to occupy the home separate utilities are requested. The applicant has proposed the following conditions: 1. The applicant -property owner must reside at this address while his mother lives in the accessory dwelling. 2. Upon her death, the owners of the property must reside on the property in the event that the accessory dwelling is rented to any other individual. 3. The accessory dwellinq will be placed to provide a 15 -foot street side yard setback from West 37t Street. 4. The driveway will be widened to provide a second parking space. While staff was supportive of the original C.U.P. application to allow for construction of a site -built accessory dwelling, staff cannot support the current proposal. When reviewing a proposed conditional use permit, the issue of compatibility must be considered and is of primary concern. The surrounding neighborhood is comprised solely of older, site built homes. The subdivision is developed in a typical dense urban grid pattern. It is staffs opinion that the proposed single -wide manufactured home is not compatible with development in the area. The 1907 bill of assurance does not address use issues. STAFF RECOMMENDATION: Staff recommends denial of the application. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) William Briscoe was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Staff noted that a letter of opposition had been received from the John Barrow Neighborhood Association. 3 October 13, 2005 ITEM NO.: 10 Cont. FILE NO.: Z -7853-A William Briscoe addressed the Commission in support of the application. He explained that there were other manufactured homes in the general area. He explained that the accessory dwelling would have no adverse impact on the neighborhood. There was a brief discussion of the structures in the immediate area. Mr. Briscoe explained the cost of a manufactured home compared to a stick -built structure. There was additional discussion related to the request. Commissioner Floyd noted that this type of application usually has a condition allowing for the removal of the structure. Mr. Briscoe noted that the singlewide manufactured home would be 60 feet in length. He amended the application to add a condition to remove the manufactured home from the property when it is no longer needed for his mother to live in. There was a motion to approve the application as amended, subject to compliance with the conditions noted in paragraphs 3, 5 and 6 of the agenda staff request. The motion passed by a vote of 8 ayes, 1 nay and 2 absent. The amended application was approved. 4