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HomeMy WebLinkAboutZ-8096 Staff AnalysisSeptember 28, 2006 ITEM NO.: 10 FILE NO.: Z-8096 NAME: Henson Multisectional Manufactured Home — Conditional Use Permit LOCATION: 15612 Chicopee Trail OWNER/APPLICANT: Christina Henson/James Henson PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this heavily wooded, 3t acre, R-2 zoned tract. SITE LOCATION: The site is located on the north side of Chicopee Trail, east of Crystal Valley Road. The property is outside of the city limits, within the City's Extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area that is rural in nature, comprised primarily of single-family residences on larger tracts. The homes range from single wide mobile homes to manufactured homes and a variety of site -built houses. There is a single wide, 40 year old mobile home on the front portion of this lot that will be removed when the proposed multisectional home is placed on the tract. The proposed home is to be placed some 500 feet off of the street, in the rear portion of the heavily wooded lot. Staff believes the proposed home is compatible with uses in the area. All owners of properties located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the SWLR United for Progress and Crystal Valley Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: A new driveway will be extended from the street back to the new home. A driveway permit has been approved and issued by the Pulaski County Road and Bridge Department. There is sufficient parking area to accommodate the required one parking space. September 28, 2006 ITEM NO.: 10 (Cont.) FILE NO.: Z-8096 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Approval of the City of Little Rock is required prior to water service being available. Fire Department: Outside of City of Little Rock. Provide statement from local Volunteer Fire Department indicating approval and ability or provide service (provided by applicant). County Planning: No Comments received. CATA: Outside of CATA service area. SUBDIVISION COMMITTEE COMMENT (SEPTEMBER 7, 2006) James Henson was present representing the applicant. Staff presented the item and noted there was no additional information needed. Staff informed the Committee that approval had been received from the local volunteer fire department. It has also noted that approval had been presented from the Arkansas Department of Health and Human Services for the sewage disposal system. 2 September 28, 2006 ITEM NO.: 10 Cont. FILE NO.: Z-8096 In response to a question from the Committee, Mr. Henson stated the home would be sited on the property in compliance with the standards established by Section 36-254(d)(5). There was no further discussion. The item was forwarded to the full Commission. STAFF ANALYSIS: The R-2 zoned lot located at 15612 Chicopee Trail is currently occupied by a 1968 model, 12'X 60", single wide mobile home. The home is located on the front portion of the lot, near the road. The property is located outside of the city limits, within the City's extraterritorial jurisdiction. The existing mobile home is nonconforming, having been placed on the property prior to the City exercising zoning jurisdiction in the area. The applicant is requesting approval of a conditional use permit to allow placement of a new multisectional manufactured home on the lot. The proposed home is a 2006 model, measuring 32'x 78' (2,400 square feet). The proposed home will have a pitched, shingled roof and siding. The home will be placed on the site in compliance with the siting criteria of Section 36-254(d)(5); including underpinning and permanent foundation. Pulaski County has approved a driveway permit. The Crystal Fire Protection District has submitted a letter of approval. The State Health Department has approved the plan for the sewage disposal system. The lot is heavily wooded. The proposed home will be located well back on the lot, approximately 500 feet off of the road. A new driveway has been cut through the woods to a cleared site where the home will be placed. The existing, nonconforming mobile home will be removed upon approval of the request for the new home. Staff is supportive of the request. The property is located in an area that contains a variety of housing types; including single wide and multisectional mobile homes and manufactured homes and site built homes. The proposed home is not out of character with other homes in the area. The proposed home will be located approximately 500 feet off of Chicopee Trail, on a heavily wooded lot. The home will be well screened from the street and from other properties. It is important to note that the existing, 1968 Model, nonconforming single wide mobile home which is located on the front of the property will be removed. Staff believes the proposed "trade -out" will be a positive change for the neighborhood. There is no bill of assurance issue as the Subdivision's bill of assurance expired in 1970. 3 September 28, 2006 ITEM NO.: 10 (Cont. STAFF RECOMMENDATION: FILE NO.: Z-8096 Staff recommends approval of the requested conditional use permit subject to 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: (SEPTEMBER 28, 2006) Christian Henson was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Christian Henson addressed the Commission in support of the application. Commissioner Laha asked if anyone lived in the existing single -wide mobile home on the property. Ms. Henson explained that the mobile home was vacant. She stated that it was rented up until June, 2006. Commissioner Yates asked if there was a Bill of Assurance for the property. Staff explained that the Bill of Assurance for the subdivision expired in 1970. Commissioner Yates noted that the applicant should check with the State for any permits needed for grading the property. There was a motion to approve the application as recommended by staff. The motion passed by a vote of 8 ayes, 1 nay and 2 absent. The application was approved. El