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HomeMy WebLinkAboutZ-8880 Staff AnalysisFILE NO.: Z-8880 NAME: Woodley-Nelson Multisectional Manufactured Home — Conditional Use Permit LOCATION: 8419 Hidden Valley Road OWNER/APPLICANT: Donald Nelson/Pamela Woodley PROPOSAL: A conditional use permit is requested to allow placement of a multisectional manufactured home on this R-2 zoned 1 acre tract. SITE LOCATION: The site is located off of Hidden Valley Road, south of Pinnacle Valley Road. The site is outside of the city limits, within the City's zoning jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in a rural area characterized primarily by a variety of single-family housing types on larger lots and acreage. Undeveloped property is adjacent to the east, south and north. Two single family residences are located immediately to the west. Within the general area there is no specific housing type. The homes include site built homes, single -wide and multisectional manufactured homes. The site built homes vary in size and architecture. The proposed multisectional manufactured home does not appear to be incompatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the River Valley Neighborhood Association. 3. ON SITE DRIVES AND PARKING: One parking space is required for this single family residence. Access to the site is via an existing gravel drive off of Hidden Valley. There is sufficient space on the tract for several vehicles. 4. SCREENING AND BUFFERS: No Comments. FILE NO.: Z-8880 (Cont. 5. PUBLIC WORKS COMMEN No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside Service Boundary, no comment. Entergy: Entergy has an existing overhead distribution line in the area. The manufactured home should not be located under or within ten (10) feet of the existing line so that proper NESC clearances can be maintained. This can be discussed when applies for service, but before home is located. Centerpoint Energy: No comment received AT&T (SBC): No comment received. Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 4 FILE NO.: Z-8880 (Cont. Fire Department: Little Rock Fire Department; Outside Little Rock City Limits. Notice also sent to West Pulaski Volunteer Fire Department. County Planning: No comment received. CATA: The site is located outside of the CATA service area. SUBDIVISION COMMITTEE COMMENT (AUGUST 29, 2013) The applicant Pamela Woodley and the property owner Donald Nelson were present. Staff presented the item and noted there were few outstanding issues. In lieu of providing an authorization affidavit, Mr. Nelson signed the application form. Staff noted the utility comments, particularly the requirement to extend a water main and to provide a fire hydrant. Staff noted a response had not yet been received from the area volunteer fire department. Staff presented the siting criteria of Section 36-254(d)(5). Staff also noted Entergy's comments. The applicants were advised to coordinate with the utilities. The Committee determined there were no outstanding technical issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow a 28' X 60' multisectional manufactured home on the 1+acre tract located at 8419 Hidden Valley Drive. The property is located outside of the city limits, within the City's zoning jurisdiction. The applicants were unaware of the City's jurisdiction and had the home placed on the site. Once they were made aware of the violation, they applied for the conditional use permit. To staff's knowledge the home is not yet occupied. The home is a new model with vinyl siding and a pitched, shingled roof. The home contains 5 bedrooms and 3 baths. The home will be occupied by the property owner, his niece and her family who will care for him. The home will be underpinned (bricked) and porches/decks will be added. Based on the dimensions provided by the applicant, placement of the home exceeds R-2 district setback requirements. The general area around the site is rural in nature, consisting primarily of single family homes on larger lots and acreage. Housing types in the area vary in design from site -built homes of varying size and style to single -wide and multisectional manufactured homes. There are also large areas of undeveloped properties in the vicinity. Pinnacle Mountain State Park is located about 1 mile to the west. 3 FILE NO.: Z-8880 Cont. Staff believes the proposed use is appropriate. Multisectional manufactured homes are an appropriate housing type to be considered especially when they are not incompatible with an established neighborhood architectural style. As was previously noted, there are a variety of housing types and styles in the general area; most all of which are on larger lots or tracts. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following: 1. Compliance with the comments and conditions outlined in Section 6 of the agenda staff report. 2. 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 19, 2013) The applicant, Pam Woodley, and the property owner, Donald Nelson, were present. There were several other persons present, both in support and in opposition. Copies of twelve (12) a -mails of opposition had been previously distributed to the commissioners. Staff also informed the commission that three (3) phone calls had been received from area residents in opposition. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant addressed the commission and stated she would reserve her time to respond to issues raised by the opponents. 0 FILE NO.: Z-8880 (Cont. Ruth Bell, of the League of Women Voters of Pulaski County, spoke in support. Mrs. Bell stated manufactured homes were recognized by the Federal Government as equivalent to any other single-family housing. She stated she had personally seen other manufactured homes that had fit in with and not hurt other neighborhoods. She stated the applicant had a large lot which provided the opportunity to make improvements to the site; including the addition of decks and porches and landscaping. Dan Roda, attorney representing Bella Casa LLC, spoke in opposition. He stated his clients were developing a potential subdivision west of Hidden Valley. He presented copies of a map showing the location of his client's property and photographs of another home in the immediate vicinity. He stated he disagreed with staff's assessment that the area was rural; that he thought it was residential in nature. Mr. Roda stated the proposed home had objectionable characteristics and was placed on the property without prior approval. He noted there were others present in opposition. At his request, eight (8) persons raised their hands indicating their opposition. Delores Nelson, of 9405 Hidden Valley Road, expressed her concerns about traffic on the private drive back to the site. She stated the drive was not maintained by the County. She stated she was not opposed as long as they (the applicants) don't create problems. Leslie Rounds, of 8411 Hidden Valley Road, stated she was representing elderly family members in opposition. She stated it was a difficult situation because of family ties between the applicants and some of the opposition. She said there were some family disagreements. Ms. Rounds stated there had already been a situation where lots of people had been on the property creating noise and parking problems. She said she was concerned about individuals creating problems for the neighbors. Ms. Woodley responded that she was trying to provide a home for herself and her elderly mother and uncle. She said they had been paying taxes on the property for years and wanted to occupy it. She read from a letter in which she described her plans make improvements; including rock or brick underpinning and putting in a paved driveway. She said she does not plan on having large parties but they did have a few friends over for a back yard party after the home had been moved in. She stated she did not know about the rules and had already made three mortgage payments on the home. Chairman Rector commented that he had not heard objections to the manufactured home; that he heard objections to anything being there and about the activities of people on the site. Mr. Roda stated he did not know about the family issues. He said he was there on the land use issue. He said there were newer, larger homes in the area and FILE NO.: Z-8880 (Cont he expressed concern about property values being impacted. He asked if other manufactured homes would have to be allowed if this home was approved? Chairman Rector stated there were other manufactured homes in the area. He said the proposed home can be appropriate and it doesn't look like a trailer. He described other manufactured homes that had been approved and placed in the City. Commissioner Nunnley asked staff when the proposed and required improvements would have to be made. Staff responded that the Commission could set a time limit and typically those improvements were a condition of occupancy of the home. Commissioner Bubbus asked the applicant how long the home had been on the site and if it was occupied. He asked what the cost would be to move the home, it the application were denied. Ms. Woodley responded she did not know the cost to remove the home. She said it had been on the site for about three months and she had made three payments. She stated the home was not occupied and the utilities had not been installed since the City stopped her. Commissioner Nunnley asked how long it would take to make the proposed and required improvements. There was then a discussion of an appropriate time frame in which to expect the improvements to be completed. Commissioner Nunnley stated he was concerned about the home sitting there unoccupied for an extended length of time pending completion of the improvements. It was agreed by the commissioners that six (6) months was an appropriate time. Ms. Woodley agreed and stated she was amending her application to include the six (6) month time limit to complete the improvements, including a paved driveway. In response to a question, Chairman Rector stated the improvement would have to be completed by six months or the home would have to be removed or the applicant would have to re -file to come back to the commission. A motion was made to approve the application, as amended, including all staff comments and conditions. The motion was approved by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. A FILE NO.: Z-8880 NAME: Woodley-Nelson Multisectional Manufactured Home — Conditional Use Permit LOCATION: 8419 Hidden Valley Road OWNER/APPLICANT: Donald Nelson/Pamela Woodley PROPOSAL: A conditional use permit is requested to allow placement of a multisectional manufactured home on this R-2 zoned 1 acre tract. SITE LOCATION: The site is located off of Hidden Valley Road, south of Pinnacle Valley Road. The site is outside of the city limits, within the City's zoning jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in a rural area characterized primarily by a variety of single-family housing types on larger lots and acreage. Undeveloped property is adjacent to the east, south and north. Two single family residences are located immediately to the west. Within the general area there is no specific housing type. The homes include site built homes, single -wide and multisectional manufactured homes. The site built homes vary in size and architecture. The proposed multisectional manufactured home does not appear to be incompatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the River Valley Neighborhood Association. 3. ON SITE DRIVES AND PARKING: One parking space is required for this single family residence. Access to the site is via an existing gravel drive off of Hidden Valley. There is sufficient space on the tract for several vehicles. 4. SCREENING AND BUFFERS: No Comments. FILE NO.: Z-8880 (Cont. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENT Wastewater: Outside Service Boundary, no comment. Entergy: Entergy has an existing overhead distribution line in the area. The manufactured home should not be located under or within ten (10) feet of the existing line so that proper NESC clearances can be maintained. This can be discussed when applies for service, but before home is located. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 4 FILE NO.: Z-8880 Cont. Fire Department: Little Rock Fire Department; Outside Little Rock City Limits. Notice also sent to West Pulaski Volunteer Fire Department. County Planning: No comment received. CATA: The site is located outside of the CATA service area. SUBDIVISION COMMITTEE COMMENT: (AUGUST 29, 2013) The applicant Pamela Woodley and the property owner Donald Nelson were present. Staff presented the item and noted there were few outstanding issues. In lieu of providing an authorization affidavit, Mr. Nelson signed the application form. Staff noted the utility comments, particularly the requirement to extend a water main and to provide a fire hydrant. Staff noted a response had not yet been received from the area volunteer fire department. Staff presented the siting criteria of Section 36-254(d)(5). Staff also noted Entergy's comments. The applicants were advised to coordinate with the utilities. The Committee determined there were no outstanding technical issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow a 28' X 60' multisectional manufactured home on the 1+acre tract located at 8419 Hidden Valley Drive. The property is located outside of the city limits, within the City's zoning jurisdiction. The applicants were unaware of the City's jurisdiction and had the home placed on the site. Once they were made aware of the violation, they applied for the conditional use permit. To staff's knowledge the home is not yet occupied. The home is a new model with vinyl siding and a pitched, shingled roof. The home contains 5 bedrooms and 3 baths. The home will be occupied by the property owner, his niece and her family who will care for him. The home will be underpinned (bricked) and porches/decks will be added. Based on the dimensions provided by the applicant, placement of the home exceeds R-2 district setback requirements. The general area around the site is rural in nature, consisting primarily of single family homes on larger lots and acreage. Housing types in the area vary in design from site -built homes of varying size and style to single -wide and multisectional manufactured homes. There are also large areas of undeveloped properties in the vicinity. Pinnacle Mountain State Park is located about 1 mile to the west. 3 FILE NO.: Z-8880 Cont. Staff believes the proposed use is appropriate. Multisectional manufactured homes are an appropriate housing type to be considered especially when they are not incompatible with an established neighborhood architectural style. As was previously noted, there are a variety of housing types and styles in the general area; most all of which are on larger lots or tracts. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following: 1. Compliance with the comments and conditions outlined in Section 6 of the agenda staff report. 2. 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 19, 2013) The applicant, Pam Woodley, and the property owner, Donald Nelson, were present. There were several other persons present, both in support and in opposition. Copies of twelve (12) a -mails of opposition had been previously distributed to the commissioners. Staff also informed the commission that three (3) phone calls had been received from area residents in opposition. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant addressed the commission and stated she would reserve her time to respond to issues raised by the opponents. 2 FILE NO.: Z-8880 (Cont.) Ruth Bell, of the League of Women Voters of Pulaski County, spoke in support. Mrs. Bell stated manufactured homes were recognized by the Federal Government as equivalent to any other single-family housing. She stated she had personally seen other manufactured homes that had fit in with and not hurt other neighborhoods. She stated the applicant had a large lot which provided the opportunity to make improvements to the site; including the addition of decks and porches and landscaping. Dan Roda, attorney representing Bella Casa LLC, spoke in opposition. He stated his clients were developing a potential subdivision west of Hidden Valley. He presented copies of a map showing the location of his client's property and photographs of another home in the immediate vicinity. He stated he disagreed with staff's assessment that the area was rural; that he thought it was residential in nature. Mr. Roda stated the proposed home had objectionable characteristics and was placed on the property without prior approval. He noted there were others present in opposition. At his request, eight (8) persons raised their hands indicating their opposition. Delores Nelson, of 9405 Hidden Valley Road, expressed her concerns about traffic on the private drive back to the site. She stated the drive was not maintained by the County. She stated she was not opposed as long as they (the applicants) don't create problems. Leslie Rounds, of 8411 Hidden Valley Road, stated she was representing elderly family members in opposition. She stated it was a difficult situation because of family ties between the applicants and some of the opposition. She said there were some family disagreements. Ms. Rounds stated there had already been a situation where lots of people had been on the property creating noise and parking problems. She said she was concerned about individuals creating problems for the neighbors. Ms. Woodley responded that she was trying to provide a home for herself and her elderly mother and uncle. She said they had been paying taxes on the property for years and wanted to occupy it. She read from a letter in which she described her plans make improvements; including rock or brick underpinning and putting in a paved driveway. She said she does not plan on having large parties but they did have a few friends over for a back yard party after the home had been moved in. She stated she did not know about the rules and had already made three mortgage payments on the home. Chairman Rector commented that he had not heard objections to the manufactured home; that he heard objections to anything being there and about the activities of people on the site. Mr. Roda stated he did not know about the family issues. He said he was there on the land use issue. He said there were newer, larger homes in the area and 5 FILE NO.: Z-8880 (Cont. he expressed concern about property values being impacted. He asked if other manufactured homes would have to be allowed if this home was approved? Chairman Rector stated there were other manufactured homes in the area. He said the proposed home can be appropriate and it doesn't look like a trailer. He described other manufactured homes that had been approved and placed in the City. Commissioner Nunnley asked staff when the proposed and required improvements would have to be made. Staff responded that the Commission could set a time limit and typically those improvements were a condition of occupancy of the home. Commissioner Bubbus asked the applicant how long the home had been on the site and if it was occupied. He asked what the cost would be to move the home, it the application were denied. Ms. Woodley responded she did not know the cost to remove the home. She said ,it had been on the site for about three months and she had made three payments. She stated the home was not occupied and the utilities had not been installed since the City stopped her. Commissioner Nunnley asked how long it would take to make the proposed and required improvements. There was then a discussion of an appropriate time frame in which to expect the improvements to be completed. Commissioner Nunnley stated he was concerned about the home sitting there unoccupied for an extended length of time pending completion of the improvements. It was agreed by the commissioners that six (6) months was an appropriate time. Ms. Woodley agreed and stated she was amending her application to include the six (6) month time limit to complete the improvements, including a paved driveway. In response to a question, Chairman Rector stated the improvement would have to be completed by six months or the home would have to be removed or the applicant would have to re -file to come back to the commission. A motion was made to approve the application, as amended, including all staff comments and conditions. The motion was approved by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 0 SUBDIVISION COMMITTEE COMMENTS AUGUST 29, 2013 ITEM NO.: 4. WOODLEY-NELSON MULTISECTIONAL MANUFACTURED HOME CONDITIONAL USE PERMIT — 8419 HIDDEN VALLEY DRIVE Z-8880 Planning Staff Comments: 1. Provide a signed and notarized agent authorization form from the property owner. 2. Apparently, there is no Bill of Assurance for this tract. 3. 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. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. ariance/Waivers: • None requested Public Works: 1. No Comments. Utilities and Fire Department/CoupDepartment/Counly Planning: Wastewater: Outside Service Boundary, no comment. Entergy: Entergy has an existing overhead distribution line in the area. The manufactured home should not be located under or within ten (10) feet of the existing line so that proper NESC clearances can be maintained. This can be discussed when applies for service, but before home is located. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. ITEM NO.: 4. CON'T Z-88$0 Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Little Rock Fire Department; Outside Little Rock City Limits. County Planning: No comment received. CATA: The site is located outside of the CATA service area. Planning Division: No Comments. Landscape: No Comments. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday September 4, 2013. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday September 4, 2013. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than September 13, 2013. September 19, 2013 hIAM, NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z-8880 Woodley-Nelson Multisectional Manufactured Home — Conditional Use Permit 8419 Hidden Valley Road Donald Nelson/Pamela Woodley PROPOSAL: A conditional use permit is requested to allow placement of a multisectional manufactured home on this R-2 zoned 1 acre tract. SITE LOCATION: The site is located off of Hidden Valley Road, south of Pinnacle Valley Road. The site is outside of the city limits, within the City's zoning jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in a rural area characterized primarily by a variety of single-family housing types on larger lots and acreage. Undeveloped property is adjacent to the east, south and north. Two single family residences are located immediately to the west. Within the general area there is no specific housing type. The homes include site built homes, single -wide and multisectional manufactured homes. The site built homes vary in size and architecture. The proposed multisectional manufactured home does not appear to be incompatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the River Valley Neighborhood Association. 3. ON SITE DRIVES AND PARKING: One parking space is required for this single family residence. Access to the site is via an existing gravel drive off of Hidden Valley. There is sufficient space on the tract for several vehicles. September 19, 2013 ITEM NO.: 4(Cont.)FILE NO.: Z-8880 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside Service Boundary, no comment. Entergy: Entergy has an existing overhead distribution line in the area. The manufactured home should not be located under or within ten (10) feet of the existing line so that proper NESC clearances can be maintained. This can be discussed when applies for service, but before home is located. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 2 September 19, 2013 ITEM NO.: 4(Cont.)FILE NO.: Z-8880 Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Little Rock Fire Department; Outside Little Rock City Limits. Notice also sent to West Pulaski Volunteer Fire Department. County Planning: No comment received. CATA: The site is located outside of the CATA service area. SUBDIVISION COMMITTEE COMMENT: (AUGUST 29, 2013) The applicant Pamela Woodley and the property owner Donald Nelson were present. Staff presented the item and noted there were few outstanding issues. In lieu of providing an authorization affidavit, Mr. Nelson signed the application form. Staff noted the utility comments, particularly the requirement to extend a water main and to provide a fire hydrant. Staff noted a response had not yet been received from the area volunteer fire department. Staff presented the siting criteria of Section 36-254(d)(5). Staff also noted Entergy's comments. The applicants were advised to coordinate with the utilities. The Committee determined there were no outstanding technical issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow a 28' X 60' multisectional manufactured home on the 1+acre tract located at 8419 Hidden Valley Drive. The property is located outside of the city limits, within the City's zoning jurisdiction. The applicants were unaware of the City's jurisdiction and had the home placed on the site. Once they were made aware of the violation, they applied for the conditional use permit. To staffs knowledge the home is not yet occupied. The home is a new model with vinyl siding and a pitched, shingled roof. The home contains 5 bedrooms and 3 baths. The home will be occupied by the property owner, his niece and her family who will care for him. The home will be underpinned (bricked) and porches/decks will be added. Based on the Kl September 19, 2013 ITEM NO.: 4 [Cont.] FILE NO.: Z-8880 dimensions provided by the applicant, placement of the home exceeds R-2 district setback requirements. The general area around the site is rural in nature, consisting primarily of single family homes on larger lots and acreage. Housing types in the area vary in design from site -built homes of varying size and style to cingle-wide and multisectional manufactured homes. There are also large areas of undeveloped properties in the vicinity. Pinnacle Mountain State Park is located about 1 mile to the west. Staff believes the proposed use is appropriate. Multisectional manufactured homes are an appropriate housing type to be considered especially when they are not incompatible with an established neighborhood architectural style. As was previously noted, there are a variety of housing types and styles in the general area; most all of which are on larger lots or tracts. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following: 1. Compliance with the comments and conditions outlined in Section 6 of the agenda staff report. 2. 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. 0 September 19, 2013 ITEM NO.: 4 Cont. FILE NO.: Z-8880 PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2013) The applicant, Pam Woodley, and the property owner, Donald Nelson, were present. There were several other persons present, both in support and in opposition. Copies of twelve (12) a -mails of opposition had been previously distributed to the commissioners. Staff also informed the commission that three (3) phone calls had been received from area residents in opposition. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant addressed the commission and stated she would reserve her time to respond to issues raised by the opponents. Ruth Bell, of the League of Women Voters of Pulaski County, spoke in support. Mrs. Bell stated manufactured homes were recognized by the Federal Government as equivalent to any other single-family housing. She stated she had personally seen other manufactured homes that had fit in with and not hurt other neighborhoods. She stated the applicant had a large lot which provided the opportunity to make improvements to the site; including the addition of decks and porches and landscaping. Dan Roda, attorney representing Bella Casa LLC, spoke in opposition. He stated his clients were developing a potential subdivision west of Hidden Valley. He presented copies of a map showing the location of his client's property and photographs of another home in the immediate vicinity. He stated he disagreed with staffs assessment that the area was rural; that he thought it was residential in nature. Mr. Roda stated the proposed home had objectionable characteristics and was placed on the property without prior approval. He noted there were others present in opposition. At his request, eight (8) persons raised their hands indicating their opposition. Delores Nelson, of 9405 Hidden Valley Road, expressed her concerns about traffic on the private drive back to the site. She stated the drive was not maintained by the County. She stated she was not opposed as long as they (the applicants) don't create problems. Leslie Rounds, of 8411 Hidden Valley Road, stated she was representing elderly family members in opposition. She stated it was a difficult situation because of family ties between the applicants and some of the opposition. She said there were some family disagreements. Ms. Rounds stated there had already been a situation where lots of people had been on the property creating noise and parking problems. She said she was concerned about individuals creating problems for the neighbors. 5 September 19, 2013 ITEM NO.: 4 (Cont.) FILE NO.: Z-8880 Ms. Woodley responded that she was trying to provide a home for herself and her elderly mother and uncle. She said they had been paying taxes on the property for years and wanted to occupy it. She read from a letter in which she described her plans make improvements; including rock or brick underpinning and putting in a paved driveway. She said she does not plan on having large parties but they did have a few friends over for a back yard party after the home had been moved in. She stated she did not know about the rules and had already made three mortgage payments on the home. Chairman Rector commented that he had not heard objections to the manufactured home; that he heard objections to anything being there and about the activities of people on the site. Mr. Roda stated he did not know about the family issues. He said he was there on the land use issue. He said there were newer, larger homes in the area and he expressed concern about property values being impacted. He asked if other manufactured homes would have to be allowed if this home was approved? Chairman Rector stated there were other manufactured homes in the area. He said the proposed home can be appropriate and it doesn't look like a trailer. He described other manufactured homes that had been approved and placed in the City. Commissioner Nunnley asked staff when the proposed and required improvements would have to be made. Staff responded that the Commission could set a time limit and typically those improvements were a condition of occupancy of the home. Commissioner Bubbus asked the applicant how long the home had been on the site and if it was occupied. He asked what the cost would be to move the home, it the application were denied. Ms. Woodley responded she did not know the cost to remove the home. She said it had been on the site for about three months and she had made three payments. She stated the home was not occupied and the utilities had not been installed since the City stopped her. Commissioner Nunnley asked how long it would take to make the proposed and required improvements. There was then a discussion of an appropriate time frame in which to expect the improvements to be completed. Commissioner Nunnley stated he was concerned about the home sitting there unoccupied for an extended length of time pending completion of the improvements. It was agreed by the commissioners that six (6) months was an appropriate time. Ms. Woodley agreed and stated she was amending her application to include the six (6) month time limit to complete the improvements, including a paved driveway. ff. September 19, 2013 ITEM NO.: 4 Cont. FILE NO.: Z-8880 In response to a question, Chairman Rector stated the improvement would have to be completed by six months or the home would have to be removed or the applicant would have to re -file to come back to the commission. motion was made to approve the application, as amended, including all staff comments and conditions. The motion was approved by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. rl