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HomeMy WebLinkAboutZ-8039 Staff AnalysisMay 25, 2006 ITEM NO.: 6 FILE Na,: Z-8039 NAME: Hawkins -Pearce Manufactured Home Accessory Dwelling — Conditional Use Permit LOCATION: 6800 Shaner Circle OWNER/APPLICANT: Robert and Karen Hawkins/Heather Pearce 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 on Shaner Circle, north off of Raines Road. The property is not in the City Limits but is within the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a rural residential area. Uses include site built homes, multisectional manufactured homes, single -wide manufactured homes and mobile homes. Allowing a single -wide manufactured home as an accessory dwelling for a family member on this 6 ± acre tract is compatible with uses 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 SWLRUP Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The existing home on the site and the proposed accessory dwelling are each required to have one on-site parking space. A single driveway currently serves the existing home. The applicant proposes to add a second driveway to serve the proposed accessory dwelling. 4. SCREENING AND BUFFERS: No Comments. May 25, 2006 ITEM NO.: 6 Cont. FILE NO.: Z-8039 5. PUBLIC WORKS COMMENTS: 1. No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comments. Entergy: No comments received. CenterPoint Energy: No comments received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Outside service boundary. Provide statement from local Volunteer Fire Department indicating approval and ability to provide service. County Planning: 1. Submit approved septic system application from ADHHS. 2. Driveway permit required from Pulaski County Road and Bridge if a new driveway is proposed. CATA: The site is located outside of CATA's service area. SUBDIVISION COMMITTEE COMMENT: (MAY 4, 2006) The applicant was present. Staff presented the item and noted additional information was needed. The applicant was asked to show driveway locations on the plan and to provide the year model and exterior finish of the home. The applicant was asked to also provide a statement of approval from the local Volunteer Fire Department and an approved perk test for the septic system. Staff noted septic tank approval from ADHHS would be needed prior to placing the home on the site. Staff also asked the applicant to provide ADHHS approval for the existing septic system on the property. The applicant was asked to provide a timetable for the removal of debris from a destroyed home which is piled on the site. Other agency comments were noted. 2 May 25, 2006 ITEM NO.: FILE NO.: Z-8039 The applicant was advised to respond to staff issues by May 10, 2006. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for placement of a single -wide manufactured home on this R-2 zoned tract to be used as an accessory dwelling. The property is owned by the applicant's parents who occupy the existing residence on the property. The property is 6.40 ± acres in size. The proposed home is a 1999 model, 16'x 80' with vinyl siding. A second driveway is proposed to be constructed to provide access. The proposed manufactured home is compatible with uses in the area which include site built homes, single -wide manufactured homes and multisectional manufactured homes. The applicant is requesting approval of separate utility service. As of this writing, there are two outstanding issues that must be resolved prior to Commission action. Staff has requested proof of an approved perk test and approval from the local Volunteer Fire Department be provided. The applicant is hoping to have those items prior to the hearing date. Septic tank approval from ADHHS must be provided prior to placement of the home on the site. ADHHS approval for the existing septic system must also be provided. A previous residential structure was razed and the debris remains on the site. The applicant has committed to removing that debris from the site by the end of August 2006; ninety (90) days from the May 25, 2006 Commission hearing. Staff is supportive of the requested conditional use permit, if the outstanding issues can be resolved. Staff also believes it is appropriate to tie the approval to the current owners of the property and the current applicant as occupant of the accessory dwelling. To staff's knowledge, there is no Bill of Assurance issue. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The conditional use permit is limited to the current owners of the property (Robert and Karen Hawkins) continuing to own and occupy the property and the applicant (Heather Pearce) occupying the accessory dwelling. 3 May 25, 2006 ITEM NO.: 6 (Cont. FILE NO.: Z-8039 3. The debris from the razed residence is to be removed from the site by August 31, 2006. 4. Placement of the home must comply with the following siting criteria from Section 36-254 (d)(5) of the Code of Ordinances. 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. Off-street parking per single-family dwelling standard. 5. ADHHS approval of the existing and proposed septic systems must be provided to staff prior to placement of the accessory dwelling on the site. Staff recommends approval of the request to have separate utilities. PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present. There were no objectors present. One letter of objection had been received and forwarded to the Commission. The applicant had provided proof of an approved perk test and fire department approval. Staff presented the item and a recommendation of approval subjects to compliance with the 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 7 ayes, 0 noes and 4 absent. 4