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HomeMy WebLinkAboutZ-8248 Staff AnalysisAugust 30, 2007 ITEM NO.: 9 FILE NO.: Z-8248 NAME: Rainey -Harris Multisectional Manufactured Home — Conditional Use Permit LOCATION: 4310 Garrison Road OWNER/APPLICANT: Donny Rainey and Janice Harris PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned 1.0± acre tract. SITE LOCATION: The tract is located on the south side of Garrison Road; west of Ferndale Cut -Off, east of Jones Loop Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: 3 E The property is located outside of the city limits, within the City's extraterritorial jurisdiction. The area around the site is characterized by homes on larger tracts and undeveloped, wooded parcels. The homes range in style from single wide mobile homes and manufactured homes to multisectional manufactured homes and site built homes of varying size and style. The proposed home is not out of character with the homes in the general area around the site. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Greystone POA were notified of this request. ON SITE DRIVES AND PARKING: One on -site parking space is required. There is an existing driveway and ample parking space available on the site. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS COMMENTS: Garrison Road is classified as a minor arterial street on the City's Master Street Plan, requiring a right-of-way of 90 feet or 45 feet either side of the August 30, 2007 ITEM NO.: 9 Cont. FILE NO.: Z-8248 centerline. There is currently 60 feet of right-of-way or 30 feet either side of the centerline. The proposed manufactured home should be sited so as to provide a 25-foot setback from the MSP right-of-way for a total setback of 70 feet from the centerline to accommodate any future right-of-way dedication. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Property is outside of current service boundary. No comment. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: No water service is available from Central Arkansas Water in this area. Fire Department: Located outside City. Provide statement from local volunteer fire department indicating ability to provide fire protection service. County Planning: Proposed manufactured home must maintain at least an eight (8) foot side yard setback. CATA: Outside of service area. SUBDIVISION COMMITTEE COMMENT: (AUGUST 9, 2007) The applicants were present. Staff presented the item and noted little additional information was needed. Staff requested the applicants provide information on exterior materials and roof pitch and materials. It was noted that an 8-foot minimum side yard setback was required. The Committee discussed the issue of right-of-way for Garrison Road. Staff stated they would review the issue and formalize a recommendation. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for placement of a 32' X 80' multisectional manufactured home on the R-2 zoned, 1± acre tract located at 2 August 30, 2007 ITEM_ NO.: 9 (_Cont.) FILE NO.: Z-8248 4310 Garrison Road. The property is located outside of the city limits, near the western edge of the City's extraterritorial jurisdiction. The property currently contains a 21' X 32' storage building and the foundation and remnants of a single family dwelling that burned some time ago. The proposed manufactured home will be located in roughly the same location as the previous house, although slightly closer to the front property line. The home will have side yard setbacks of at least 8 feet, a front yard setback of nearly 100 feet and a rear yard setback of nearly 100 feet. The home is a 2003 model, with vinyl siding and a pitched, shingled roof. The site has an existing driveway off of Garrison Road. The applicants have provided a letter of approval from the West Pulaski Volunteer Fire Department and approval from the State Health Department for the septic system. There is no bill of assurance for this acreage tract. Staff is supportive of the proposed C.U.P. The multisectional manufactured home is compatible with other homes in the general area. The homes in this area include mobile homes, single -wide and multisectional manufactured homes and site built homes of varying size and style. The home is proposed to have a front yard setback of 100± feet, addressing staff's concern that the home be setback at least 70 feet from the centerline of Garrison Road, to accommodate any future right-of-way expansion. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. 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 proposed home must be placed at least 70 feet back of the centerline of Garrison Road. 3. Placement of the home must comply 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. 3 August 30, 2007 ITEM NO.: 9 (Cont.) FILE NO.: Z-8248 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: (AUGUST 30, 2007) The applicants were present. There were several objectors present. Several letters of opposition had been received from area residents. Staff presented the item and a recommendation of approval. The applicants, Donny Rainey and Janice Harris, addressed the Commission. They stated it was their desire to move into the neighborhood and to clean up the site. They stated the immediate neighbors supported their application and the opposition was from persons not living near the site. Howard Backus, of 4410 Garrison Rd., spoke in support. He stated the proposal would result in an opportunity to get the site cleaned up. Walter Murray spoke in opposition. He referred to the letters of opposition and submitted three (3) additional letters. He stated the neighborhood was changing with new homes being built and some of the older mobile homes being removed. Mr. Murray stated there had been no new manufactured homes placed in the area. He stated he was opposed to the application as was everyone else he had spoken with. Bill Marino, of 4812 Garrison Rd., spoke in opposition. He stated he had developed a subdivision of five (5) acre lots and $500,000 homes were being built on them. He stated the character of the area was changing and the proposed manufactured home was not an appropriate use. Catherine Mulkey, of 5024 Jones Loop Rd., spoke in opposition. Donnie Rainey stated all the adjacent neighbors supported their application. He stated he could not afford to build the type of home the opponents wanted. He stated the home would be placed on a permanent foundation and would be a permanent home that would fit in with the area. Mr. Rainey stated they would clean up the site and would make the property look nice. Janice Harris stated their proposed new home would improve the property. 0 August 30, 2007 ITEM NO.: 9 (Cont. FILE NO.: Z-8248 At this point, there were eight (8) of eleven (11) Commissioners present. The Chairman asked the applicants if they wanted to defer their application. They responded that they wished to go forward. A motion was made to approve the application, subject to all staff comments and conditions. The vote was 4 ayes, 4 noes, 2 absent and 1 open position. The item failed.