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HomeMy WebLinkAboutZ-8987 Staff AnalysisDecember 4, 2014 ITEM NO.: 6 FILE NO.: Z-8987 NAME: Hill Multisectional Manufactured Home — Conditional Use Permit LOCATION: 1609 Geyer Street OWNER/APPLICANT: Joyce Parham/Rochelle Hill PROPOSAL: A conditional use permit is requested to allow for the placement of a multisectional manufactured home on this R-4 zoned lot to replace the existing, site -built residence. 2 3. 4 SITE LOCATION: The property is located on the east side of Geyer Street, on the east edge of the Hanger Hill Neighborhood. COMPATIBILITY WITH NEIGHBORHOOD: The property is located at the eastern edge of the Hanger Hill Neighborhood, adjacent to the 1-2 and 1-3 zoned industrial park. Homes in the immediate area vary somewhat in style and age but most have horizontal plank exteriors, one-story, pitched roof and front porch or stoop. The home proposed for the site meets all of these typical design elements and will be oriented in the same manner as the nearby homes. Staff believes the proposed home will fit well at this site in the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Hanger Hill Neighborhood Association. SITE DRIVES AND PARKING: A single driveway exists on the site. It will remain. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: No Comments. December 4, 2014 ITEM NO.: 6 Cont. FILE NO.: Z-8987 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No objection, electrical service is available. Centerpoint Energy: No comment received. AT&T: No comment received. Water: No objection. Fire Department: Maintain access. Building Codes: No comment. County Planning: No comments. CATA: The site is not located on a CATA bus route. A bus route is located along East 15th Street, north of the site. SUBDIVISION COMMITTEE COMMENT (NOVEMBER 5, 2014) The applicant was not present. Staff presented the item and stated they would meet with the applicant to go over any issues. Staff stated they would request exterior elevations of the proposed home; particularly of the street view. Staff also noted placement of the home would have to comply with the siting criteria of Section 36-254(d) (5). The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-4 zoned property located at 1609 Geyer Street is occupied by a one-story, 800± square foot, frame, single-family residence. The home was constructed in 1940. In December 2013, the home was damaged by fire. The applicant is requesting approval of a conditional use permit to allow for replacement of the existing fire -damaged home with a new multisectional manufactured home. Staff believes these types of homes are an appropriate single family alternative. The issue then becomes one of compatibility; i.e. orientation, exterior finish, roof pitch. The homes in the immediate area are of a variety of sizes and styles 2 December 4, 2014 NO.: 6 (Cont. FILE NO.: Z-8987 although most have horizontal plank exteriors, pitched roofs, one-story with a front porch or stoop. There are a couple of brick homes in the area of a later period than most of the other homes. The design and orientation of the proposed new home is similar in many ways to the other homes in the immediate vicinity. The existing home is 28.3 ft. in width facing the street. The new home is 26 feet in width. The new home has a gable end facing the street with a front porch extending the width of the structure. The new home has a pitched, shingled roof and a horizontal plank exterior. The new home will be placed behind the existing steps and concrete stoop which will be used for front doors access. The new home's front porch has railings and columns. Placement of the home must comply with the siting criteria of Section 360254(d) (5); including permanent foundation and underpinning. The 1893 plat/bill of assurance for Dodge Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Section 6 of the agenda staff report. 2. Placement of the home must comply with the following siting criteria from 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 features. 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. 3 December 4, 2014 ITEM NO.: 6 Cont. FILE NO.: Z-8987 PLANNING COMMISSION ACTION: (DECEMBER 4, 2014) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as 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 8 ayes, 0 noes and 3 absent. 4 SUBDIVISION COMMITTEE COMMENTS NOVEMBER 5, 2014 ITEM NO.: 6. HILL MULTISECTIONAL MANUFACTURED HOME — CONDITIONAL USE PERMIT 1609 GEYER STREET Z-8987 Planning Staff Comments: 1. The 1893 plat/bill of assurance for Dodge Addition does not address use (issue). 2. Provide exterior elevations of the proposed home; particularly of the street view. Will there be a porch and gable on the street side? 3. Placement of the home must comply with the following siting criteria from 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 features. 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. Variance/Waivers: • None requested. Public Works: 1. No Comments. Utilities and Fire Devartment/County Planniniz: Wastewater: Sewer available to this project. Entergy: No objection, electrical service is available. Centerpoint Energy: No comment received. AT&T: No comment received. Water: Fire Department: Maintain access. Building Codes: No comment. County Planning: No comments. CATA: The site is not located on a CATA bus route. A bus route is located along East 15`h Street, north of the site. Planning Division: No comments. Landscape: No Comments on this single-family application. ITEM NO.: d. CON'T Z-8987 Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday November 12, 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 November 19, 2014. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than November 28, 2014.