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HomeMy WebLinkAboutZ-8950 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS JULY 2, 2014 ITEM NO.: 4. RIGGIN MULTI -SECTIONAL MANUFACTURED HOME ACCESSORY DWELLING CONDITIONAL USE PERMIT — 7417 MABELVALE CUT-OFF Z-8950 Planning Staff Comments: 1. There is no Bill of Assurance for this acreage tract. 2. The proposed 72' x 32' multi -sectional manufactured home contains 2, 304 square feet. The existing site built home appears to contain 1, 250 square feet, with covered porch and deck bringing total coverage to 1,800 square feet. A variance is needed to allow the accessory dwelling to exceed the area of the existing home. 3. Placement of the multi -sectional manufactured home must comply with the following criteria from Chapter 36, Section 36-254(d)(5): 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 multi -sectional. h. Off-street parking per single family dwelling standard. 4. The applicant has proposed that occupancy of the home will be restricted to family members only and there will be no rental of the home. Variance/Waivers: ■ Variance to allow the area of the accessory dwelling to exceed the area of the existing site built home. Public Works: 1. No Comments. Utilities and Fire Department/County Planning Wastewater: Sewer available to this project. Entergy: Entergy does not object to the location of this manufactured home. Care should be used when moving the building to this location so that overhead wires do not get snagged. Contact Entergy for any electrical service requirements once building is in place. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No Objection. Fire Department: Approved as submitted. Building Codes Comment: No Comments. County Planning: No Comments. CATA: A CATA bus route is located one (1) block to the west, at Chicot and Mabelvale Cut-off. ITEM NO.: (CON'T) _ (Z-8950) 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 July 9, 2014. 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 July 9, 2014. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than July 18, 2014. July 24, 2014 ITEM NO.: 4 FILE NO.: Z-8950 NAME: Riggin Multi -sectional Manufactured Home Accessory Dwelling — Conditional Use Permit LOCATION- 7417 Mabelvale Cut -Off OWNER/APPLICANT: Earl and Carol Shaw/Darin and Sherry Riggin PROPOSAL: A conditional use permit is requested to allow for placement of a multi -sectional manufactured home on this R-2 zoned 3.55 acre tract. The site contains an existing site built home which is occupied by the applicant's parents. SITE LOCATION: The site is located east of Chicot Road, south of Mabelvale Cut -Off; off of a private road, Rob Roy Way. 2. COMPATIBILITY WITH NEIGHBORHOOD: A couple of site built single family residences, a vacant non-residential building and a C-3 zoned commercial building are located to the north, between this site and Mabelvale Cut -Off. An undeveloped, wooded, R-2 zoned tract is adjacent to the south. Single family homes are located to the east and further to the south. The tracts to the west contain single family homes, a City of Little Rock Fire Station and a Dollar General Store. The C-3 zoned properties to the northwest contain a Family Dollar Store, a convenience store and car wash. A mini -warehouse development was recently approved by the Commission for one of the C-3 zoned tracts. The proposed multi -sectional manufactured home is fairly isolated, being off of the road and on a 3.55 acre tract. Staff believes the proposed use should be compatible with the neighborhood. Notice of the public hearing was, sent to all owners of properties located within 200 feet of the site and the Rob Roy and SWLR United for Progress Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: Access to the site is via a private drive in an access easement off of Mabelvale Cut -Off. One gravel driveway provides access to the existing July 24, 2014 ITEM NO.: 4 (Cont.) FILE NO.: Z-8950 home. A second gravel driveway provides access to the proposed new manufactured home which is to be placed in the location previously occupied by a single -wide mobile home. There is more than sufficient parking for both homes. 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: No Comments, 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Entergy does not object to the location of this manufactured home. Care should be used when moving the building to this location so that overhead wires do not get snagged. Contact Entergy for any electrical service requirements once building is in place. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No Objection. Fire Department: Approved as submitted. Building Codes Comment: No Comments. County Planning: No Comments. CATA: A CATA bus route is located one (1) block to the west, at Chicot and Mabelvale Cut-off. SUBDIVISION COMMITTEE COMMENT: (JULY 2, 2014) Sherry Riggin was present representing the application. Staff presented the item and noted no additional information was needed. Staff noted the proposed multi -sectional manufactured home exceeded the square footage of the existing 2 July 24, 2014 ITEM NO.: 4 (Cont.) FILE NO.: Z-8950 site -built home. Staff commented that in similar cases, where both homes were being occupied by family members, the smaller existing home was considered the accessory dwelling and the larger new home served as principal dwelling. Staff noted the applicant stated the new home would only be occupied by family members and would not be rented. Staff informed the applicant that placement of the home would have to comply with the siting criteria in Section 36-254 (d) (5) of the Code. Those criteria were given to the applicant. Ms. Riggin stated she had visited with the representatives of the Rob Roy and SWLR United for Progress Neighborhood Associations. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for placement of a new, multi -sectional manufactured home on the R-2 zoned, 3.55 acre tract located at 7417 Mabelvale Cut -Off. The site contains a one-story, frame, single family home that is occupied by the applicants' parents. The new home will allow the applicants to live closer to the parents. The existing home contains 1,250± square feet and the proposed new home contains 2,304 square feet. The conditional use permit request will allow an accessory dwelling. In similar cases where the proposed new home exceeds the square footage of the existing home and both homes are occupied by family members, the existing home has been considered the accessory dwelling. The proposed multi -sectional manufactured home is to be located in a spot on the property that was previously occupied by a single wide mobile home, that was removed several years ago. The home will have a vinyl siding exterior finish with a pitched, shingled roof. It will be underpinned with vinyl or brick. An existing driveway will provide parking area and access for the home. The manufactured home will have setbacks of 110' on the west, 120' on the north, 160' on the south and 490' from the residential neighborhood to the east. The applicant has stated in the application letter that occupancy of the home will be limited to family members and it will not be rented. To staff's knowledge, there are no outstanding issues. The proposed home site is relatively isolated, being back off of the road on the 3.55 acre tract. Existing trees and wooded area provide separation and screening between this site and the neighborhood to the east and south. There is no bill of assurance for this acreage tract. There is no established housing type or style immediately 3 July 24, 2014 ITEM NO.: 4 Cont. FILE NO.: Z-8950 adjacent to the proposed home site. The neighborhood further to the east and south contains one-story homes of masonry construction. 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 Section 6 of the agenda staff report. 2. One of the homes on the property must be occupied by the landowner as required by Section 36-252 (a) (3) of the Code. 3. Placement of the multi -sectional manufactured home must comply with the following criteria from Chapter 36, Section 36-254 (d) (5): 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 multi -sectional. h. Off-street parking per single family dwelling standard. 4. Occupancy of the home will be restricted to family members only and there will be no rental of the home. PLANNING COMMISSION ACTION- (JULY 24, 2014) Sherry Riggin was present, representing the application. There were no objectors present. The application was mistakenly pulled from the Consent Agenda due to a possible card in opposition. The Chairman noted that there was no card in opposition to this item. Staff presented the item with a recommendation of approval with conditions. There was no further discussion. 4 July 24, 2014 ITEM NO.: 4 Cont. FILE NO.: Z-8950 There was a motion to approve the conditional use permit, as recommended by staff. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. The application was approved. A