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HomeMy WebLinkAboutZ-7933 Staff AnalysisOctober 13, 2005 ITEM NO.: 12 FILE NO.: Z-7933 NAME: Jackson Multisectional Manufactured Home — Conditional Use Permit LOCATION: 4001 East 34th Street OWNER/APPLICANT: Herman Jackson, Regina Jackson PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-3 zoned lot. 1. SITE LOCATION: The site is located on the south side of East 34th Street, west of Franklin; in the College Station community. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located at the sparsely developed, northern fringe of the College Station Community. Properties to the north, west and south are undeveloped and wooded. A burned -out residence is adjacent to the east and additional undeveloped, wooded property beyond that. There is not much in the way of residential development in the area to determine the issue of compatibility. There is a scattering of residences located in the general area, including a multisectional manufactured home a block to the southeast. The proposed use appears to be compatible with uses 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 College Station Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The proposed home requires one on-site parking space. There is an existing, unpaved driveway on the site, which is sufficient to accommodate the required parking. 4. SCREENING AND BUFFERS: No Comments. October 13, 2005 ITEM NO.: 12 (Cont. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: No Comment received. FILE NO.: Z-7933 Water: Contact Central Arkansas Water regarding water service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Provide statement from local volunteer Fire Department indicating approval and ability to provide service. County Planning: Approved as submitted. CATA: The nearest CATA bus route is located south of this site, along Frazier Pike. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicant was present. Staff presented the item and requested the applicant provide additional information on the proposed home. Staff noted that placement of the home had to comply with ordinance standards regarding removal of transport elements, permanent foundation and underpinning with permanent materials. Staff asked if the property across the street to the north was owned by her or her family since it appeared to be a junk or salvage yard. Ms. Jackson replied that she did not own the property and she wished someone would clean it up. Utility Comments were noted. The applicant was advised to respond to staff issues by September 28, 2005, The Committee forwarded the item to the full Commission. 2 October 13, 2005 ITEM NO.: 12 (Cont. STAFF ANALYSIS: FILE NO.: Z-7933 This R-3 zoned lot was previously occupied by a single -wide manufactured home (1998 model, 16'X 80'). On July 15, 2005, the home was destroyed when fire spread from the building adjacent to the east. The applicant is requesting approval of a conditional use permit to allow for placement of a multisectional manufactured home to replace the home, which was lost by the fire. The proposed home is a 2001 model, 32'X 48'. The home has vinyl siding and a 3-12 pitched, shingled roof. The home will have a permanent foundation and underpinning. The property is outside of the city limits but within the City's extraterritorial jurisdiction, in the College Station Community. The site is located at the sparsely developed northern fringe of the College Station community. Most of the properties immediately around the site are undeveloped and wooded. Placement of the home appears to be compatible with uses in the area. The 1908 Bill of Assurance does not address use issues. Subsequent to the Subdivision Committee meeting, staff received correspondence from the Little Rock National Airport, who had been asked to comment on the application. That correspondence states: "The referenced property is currently within a 60 DNL (Day -Night Average Sound Level) contour, and will likely be in a 65-70 DNL contour upon completion of the extension of RW 4R/22L in 2006. Manufactured housing is not a compatible land use for this location. Because of the incompatibility of manufactured housing at the location described, the Airport cannot support an Application for Conditional Use Permit or other variance that would permit any residential occupation." In light of the Airport's concerns, staff cannot support the conditional use permit to allow the proposed multisectional manufactured home. STAFF RECOMMENDATION: Staff recommends denial of the requested conditional use permit. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) Staff informed the Commission that the Little Rock National Airport had submitted a second letter (dated October 12, 2005) not objecting to the placement of the manufactured home as long as the applicant waived their rights to make a claim against the airport for assistance for the mitigation of noise. 3 October 13, 2005 ITEM NO.: 12 (Cont.) FILE NO.: Z-7933 Therefore, staff recommended approval of the conditional use permit subject to the following conditions: 1. Compliance with the staff comments and conditions outlined in Section 6 of the agenda staff report. 2. The home must be placed on the property in compliance with the following siting criteria from 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. 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 property owner will not be eligible for federal or airport assistance for the mitigation of noise, regardless of the noise level. Condition submitted by Little Rock National Airport. 4. The applicant must submit a letter to staff noting that they understand they are waiving any right or claim against the airport as noted in condition 3. Letter must be submitted prior to placement of M.H. on the property. The item was placed on the Consent Agenda and approved, as recommended by staff. The vote was 11 ayes and 0 nays. CI October 13, 2005 ITEM NO.: 13 FILE NO.: Z-7934 NAME: Isclaw Multisectional Manufactured Home — Conditional Use Permit LOCATION: 18501 Crystal Valley Road OWNER/APPLICANT: Jason Isclaw PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned, 1.00 acre tract. SITE LOCATION: The property is located on the northwest corner of Crystal Valley Road and Posey Lane; % mile south of Lawson Road. The site is outside of the city limits but within the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The area is rural in nature and is characterized primarily by single family homes on large tracts. The single family homes are in a variety of styles; including site built and manufactured homes. There are several single wide manufactured homes in the area. A church and cemetery are located north of the site, at the intersection of Crystal Valley and Lawson. The proposed multisectional manufactured home is compatible with uses and zoning 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: One on-site parking space is required. The property has a concrete driveway off of Posey Lane with space for parking six vehicles. 4. SCREENING AND BUFFERS: No Comment. 5. PUBLIC WORKS COMMENTS: 1. Crystal Valley Road is classified on the Master Street Plan as a principal arterial. The right-of-way planned whenever future October 13, 2005 FILE NO_: Z-7934 development takes place is 55 feet from centerline. If the Master Street Plan right-of-way is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line; a total of 80 feet from the centerline of Crystal Valley Road. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary. No comment. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water regarding water service to this property. Fire Department: Outside service area; provide statement from area volunteer Fire Department indicating approval and ability to provide service. County Planning: Approved as submitted. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicant was present. Staff presented the item and asked the applicant to provide additional details on the proposed home. Staff also asked the applicant to provide information on the one acre tract to assure that an illegal subdivision had not occurred. Public Works and Utility Comments were presented. Public Works staff noted that the home was located at the edge of the future Master Street Plan right-of- way for Crystal Valley Road. Staff noted that the home would need to be moved to a point 25 feet behind the new right-of-way line, if the required right-of-way were ever dedicated under any circumstance. The applicant was advised to respond to staff issues by September 28, 2005, The Committee forwarded the item to the full Commission. 2 October 13, 2005 ITEM NO.: 13 (Cont. STAFF ANALYSIS: FILE NO.: Z-7934 The applicant has recently placed a multisectional manufactured home on the R-2 zoned, one acre tract located at 18501 Crystal Valley Road. He was not aware that the site was within the City's extraterritorial jurisdiction and a conditional use permit was needed. After being advised of the violation, the applicant applied for the C.U.P. The home is a 1999 model, 28'X 80', vinyl siding home. The applicant proposes to add covered decks on the front and rear. The home has been placed at the end of an existing concrete driveway where a single -wide manufactured home was previously located. Fencing and a storage building will be located on the site to comply with R-2 district standards. Staff is supportive of the proposed C.U.P. The home is compatible with uses in the general area. The applicant has agreed to relocate the home to a point 25 feet behind the Crystal Valley Road right-of-way line if the right-of-way is ever dedicated, under any circumstances, to 55 feet from centerline as required by the Master Street Plan. There is no bill of assurance for this unplatted acreage tract. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the C.U.P. subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. If the Master Street Plan right-of-way for Crystal Valley Road is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line, a total of 80 feet from the centerline of Crystal Valley Road. 3. The home must be placed on the property in compliance with the following siting criteria from 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. d. Exterior wall finished so as to be compatible with the neighborhood. 3 October 13, 2005 ITEM NO.: 13 FILE NO.- Z-7934 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: (OCTOBER 13, 2005) Jason Isclow was present, representing the application. There were three (3) objectors present. Staff presented the application with a recommendation of approval. Jason Isclow addressed the Commission in support of the application. He explained that he is moving to this location to be closer to his church as he is a minister. He stated that he would improve the property and make it visually appealing. Joe Harvey addressed the Commission in opposition. He noted that there was a large home across Posey Lane, which recently sold. He explained that the homes in the area should be stick -built. There was a brief discussion of the existing residential structures in the area. Gordon Heiges also spoke in opposition. He explained that there is a safety issue with the placement of the manufactured home. He noted that it was in close proximity to Crystal Valley Road. Andrew Lachowsky also spoke in opposition. He explained that Crystal Valley Road is the main thoroughfare in the and people traveling the road will see the manufactured home. He made reference to newly approved subdivision in the general area. There was a general discussion related to the placement of the manufactured home in reference to the Crystal Valley Road right-of-way. Vice -Chairman Stebbins asked if the conditional use permit would run with the land or the property owner. Staff noted that it would run with the land unless there was a condition placed on the application. Chairman Rahman asked about the exterior of the manufactured home. Mr. Isclow indicated that the exterior would be vinyl siding. There was a brief discussion related to the compatibility of the proposed manufactured home with other structures in the area. 4 October 13, 2005 ITEM NO.: 13 (Cont.) FILE NO.: Z-7934 There was a motion to approve the conditional use permit as recommended by staff. The motion passed by a vote of 7ayes, 2 nays and 2 absent. The application was approved. 5 FILE NO.: Z-7934 NAME: Isclaw Multisectional Manufactured Home — Conditional Use Permit LOCATION: 18501 Crystal Valley Road OWNER/APPLICANT: Jason Isclaw PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned, 1.00 acre tract. SITE LOCATION: The property is located on the northwest corner of Crystal Valley Road and Posey Lane; % mile south of Lawson Road. The site is outside of the city limits but within the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The area is rural in nature and is characterized primarily by single family homes on large tracts. The single family homes are in a variety of styles; including site built and manufactured homes. There are several single wide manufactured homes in the area. A church and cemetery are located north of the site, at the intersection of Crystal Valley and Lawson. The proposed multisectional manufactured home is compatible with uses and zoning 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: One on-site parking space is required. The property has a concrete driveway off of Posey Lane with space for parking six vehicles. 4. SCREENING AND BUFFERS: No Comment. 5. PUBLIC WORKS COMMENTS, 1. Crystal Valley Road is classified on the Master Street Plan as a principal arterial. The right-of-way planned whenever future FILE NO.: Z-7934 development takes place is 55 feet from centerline. If the Master Street Plan right-of-way is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line; a total of 80 feet from the centerline of Crystal Valley Road. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary. No comment. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water regarding water service to this property. Fire Department: Outside service area; provide statement from area volunteer Fire Department indicating approval and ability to provide service. County Planning: Approved as submitted. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicant was present. Staff presented the item and asked the applicant to provide additional details on the proposed home. Staff also asked the applicant to provide information on the one acre tract to assure that an illegal subdivision had not occurred. Public Works and Utility Comments were presented. Public Works staff noted that the home was located at the edge of the future Master Street Plan right-of- way for Crystal Valley Road. Staff noted that the home would need to be moved to a point 25 feet behind the new right-of-way line, if the required right-of-way were ever dedicated under any circumstance. The applicant was advised to respond to staff issues by September 28, 2005. The Committee forwarded the item to the full Commission. OA, FILE NO.: Z-7934 Cont. STAFF ANALYSIS: The applicant has recently placed a multisectional manufactured home on the R-2 zoned, one acre tract located at 18501 Crystal Valley Road. He was not aware that the site was within the City's extraterritorial jurisdiction and a conditional use permit was needed. After being advised of the violation, the applicant applied for the C.U.P. The home is a 1999 model, 28'X 80', vinyl siding home. The applicant proposes to add covered decks on the front and rear. The home has been placed at the end of an existing concrete driveway where a single -wide manufactured home was previously located. Fencing and a storage building will be located on the site to comply with R-2 district standards. Staff is supportive of the proposed C.U.P. The home is compatible with uses in the general area. The applicant has agreed to relocate the home to a point 25 feet behind the Crystal Valley Road right-of-way line if the right-of-way is ever dedicated, under any circumstances, to 55 feet from centerline as required by the Master Street Plan. There is no bill of assurance for this unplatted acreage tract. To staff's knowledge, there are no outstanding issues STAFF RECOMMENDATION: Staff recommends approval of the C.U.P. subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. If the Master Street Plan right-of-way for Crystal Valley Road is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line; a total of 80 feet from the centerline of Crystal Valley Road. 3. The home must be placed on the property in compliance with the following siting criteria from 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. 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. 3 FILE NO.: Z-7934 (Cont. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) Jason Isclow was present, representing the application. There were three (3) objectors present. Staff presented the application with a recommendation of approval. Jason Isclow addressed the Commission in support of the application. He explained that he is moving to this location to be closer to his church as he is a minister. He stated that he would improve the property and make it visually appealing. Joe Harvey addressed the Commission in opposition. He noted that there was a large home across Posey Lane, which recently sold. He explained that the homes in the area should be stick -built. There was a brief discussion of the existing residential structures in the area. Gordon Heiges also spoke in opposition. He explained that there is a safety issue with the placement of the manufactured home. He noted that it was in close proximity to Crystal Valley Road. Andrew Lachowsky also spoke in opposition. He explained that Crystal Valley Road is the main thoroughfare in the and people traveling the road will see the manufactured home. He made reference to newly approved subdivision in the general area. There was a general discussion related to the placement of the manufactured home in reference to the Crystal Valley Road right-of-way. Vice -Chairman Stebbins asked if the conditional use permit would run with the land or the property owner. Staff noted that it would run with the land unless there was a condition placed on the application. Chairman Rahman asked about the exterior of the manufactured home. Mr. Isclow indicated that the exterior would be vinyl siding. There was a brief discussion related to the compatibility of the proposed manufactured home with other structures in the area. There was a motion to approve the conditional use permit as recommended by staff. The motion passed by a vote of 7ayes, 2 nays and 2 absent. The application was approved. 0