HomeMy WebLinkAboutZ-7934-A Staff AnalysisApril 26, 2007
ITEM NO.: A FILE NO.: Z -7934-A
NAME: Isclaw Multisectional Manufactured Home—
Conditional Use Permit
LOCATION: 18,501 Crystal Valley Road
OWNER/APPLICANT: Jason Isclaw/Steve Giles
PROPOSAL: A conditional use permit is requested to allow a
multisectional manufactured home on this R-2 zoned
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 of the site 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.
April 26, 2007
ITEM NO.: A (Cont.
5. PUBLIC WORKS COMMENTS:
FILE NO.: Z -7934-A
Crystal Valley Road is classified on the Master Street Plan as a principal
arterial. The right-of-way planned whenever future 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.
AT&T (SBC): No Comment received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter.
Fire Department: A statement of approval was previously submitted by
the Crystal Fire Department.
County Planning: No Comment received.
CATA: Outside service area, no comment.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 22, 2007)
The applicant was not present. Staff presented the item and noted there was no
additional information needed. Staff noted the Master Street Plan right-of-way
and the prior condition that the home be relocated if the right-of-way is ever
dedicated. Staff also noted the siting criteria of Section 36-254(d)(5).
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
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April 26, 2007
ITEM NO.: A Cont.) _ FILE NO.: Z -7934-A
STAFF ANALYSIS:
In 2005, Jason Isclaw 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 Citys extraterritorial jurisdiction and a conditional use
permit was needed. After being advised of the violation, he applied for a C.U.P.
On October 13, 2005, the Planning Commission approved the C.U.P. with a vote
of 7 ayes, 2 noes and 2 absent. An objector appealed to the Board of Directors.
On December 5, 2005, the Board voted 4 ayes, 5 noes and 2 absent on the
C.U.P. The applicant subsequently filed with the Court to reverse the Boards
action. In late 2006, the appeal was dismissed by the court based on a technical
issue. Since it had been more than a year since his denial, on January 16, 2007,
the applicant reapplied for approval of the C.U.P.
The home is a 1999 model, 29 X 80', vinyl siding home. The applicant proposed
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 staffs knowledge, there are no outstanding issues. There are numerous
manufactured homes located in the general area. A C.U.P. for a multisectional
manufactured home was approved on nearly Chicopee Trail in September 2006.
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.
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April 26, 2007
ITEM NO.: A (Cont.
FILE NO.: Z -7934-A
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.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling standard.
PLANNING COMMISSION ACTION:
(MARCH 15, 2007)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had requested deferral of the item. There was
no further discussion.
The item was placed on the consent agenda and approved for deferral to the
April 26, 2007 agenda. The vote was 8 ayes, 0 noes and 3 absent.
PLANNING COMMISSION ACTION:
(APRIL 26, 2007)
The applicant was present. There were no objectors present. One letter of
opposition and a petition of support with sixty-two (62) signatures had been
received by staff and forwarded to the Commission. Staff presented the item and
a recommendation of approval, subject to compliance with the comments and
conditions outlined in the "staff recommendation" above. There was no further
discussion.
The item was placed on the consent agenda and approved as recommended by
staff. The vote was 10 ayes, 0 noes and 1 absent.
CI