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HomeMy WebLinkAboutZ-9389 Staff AnalysisMarch 14, 2019 ITEM NO.: 9 NAME: Dartmoor Manufactured Home Park Short -form PD-R LOCATION: 9413 Dartmoor Drive DEVELOPER: Dartmoor MH Park, LLC P. O. Box 241865 Little Rock, AR OWNER/AUTHORIZED AGENT: Dartmoor MH Park, owner Harbor Engineering, authorized agent Harbor Engineering 5800 Evergreen Little Rock, AR 72205 AREA: 1.48 acres WARD: 7 CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PLANNING DISTRICT: 15 R-2 FILE NO.: FT. NEW STREET: 0 LF CENSUS TRACT: 41.05 Single family residential. Occupied by a non -conforming manufactured home park PD-R, Planned Development Residential District Manufactured Home Park VARIAN C ENVAIVERS: None requested. March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont. BACKGROUND: FILE NO.: Z This non -conforming manufactured home park was annexed into the City in 1979. At annexation, the property was zoned R-2 single family residential. No subsequent application to rezone the property was ever filed. At one time, the MH park had pads and utility hook-ups for 14 spaces. Over the past several years, many of those spaces fell into disuse and staff determined the non -conforming status was lost for several of the spaces, leaving 6 viable spaces. The County Assessor's office shows the site as a 12-space MH park. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. The applicant is requesting to rezone the site to PD-R planned development residential to allow for use of the property as a 12-space manufactured home park. B. EXISTING CONDITIONS - The site is cleared and is occupied by several manufactured homes. There are vestiges of several other manufactured home pads and utility hook-ups on the site. Single family homes are located to the north, east and south. Undeveloped, wooded property is located across Dartmoor Drive to the west. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the West Baseline and SWLRUP Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Due to the proposed use of the property, the Master Street Plan specifies that Dartmoor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. All driveways shall be concrete aprons per City Ordinance. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. The new back of curb should be located 15.5 ft. from centerline. 4 March 14, 2019 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-9389 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authorit : Sewer Available to this site. Separate service line to main required for each building. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the existing structures on this property from on overhead power line at the rear of each structure. As new mobile homes are moved in it is mandatory that all required NESC clearances to the power line be maintained and that nothing is placed within the utility easement which would impede restoration and maintenance activities of Entergy's line trucks. Contact Entergy in advance to discuss changes to electrical service requirements, extensions, or adjustments to existing facilities — if any as this proposal proceeds. Centerpoint Enerqu: No comments received. Central Arkansas Water: No comments received. ATU: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 3 March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be C! March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with U L 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 5 March 14, 2019 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-9389 F G. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comments received. UILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving or larger. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper Planning Division: This request is located in Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) PDR (Planned Development Residential) to recognize a Mobile Home Park and allow it to return to the original density of units. Master Street Plan: West of the property is Dartmoor Drive and it is shown as a Local on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". This Street may require dedication of right-of-way and may require street improvements for entrances and exits to the site 0 March 14, 2019 SUBDIVISION ITEM NO.:_9 _(-Qont._) _ FILE NO.: Z-9389 Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. The applicant was advised to clearly indicate each lease area's boundaries on the site plan. Staff shared the typical development requirements for a manufactured home park from the Code. Public Works comments were presented. It was noted that the required right-of- way dedication was to be measured from the west edge of the right-of-way. The requirement for concrete driveways was noted as was the requirement to construct half -street improvements. Comments from the other reviewing agencies and departments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. The R-2 zoned 1.48 acre R-2 zoned tract located at 9413 Dartmoor Drive is occupied by a nonconforming manufactured home park. The park was in existence at the time of the area's annexation into the City in 1979. At one time, there were spaces for 14 manufactured homes. Over the years, several of the spaces fell into disuse and staff has determined that the non -conforming status now allows only 6 manufactured home spaces. The applicant is requesting PD-R zoning to allow for increasing the number of spaces up to12. The 1.48 acre tract is a long shallow rectangle with 570 +/- feet of frontage on Dartmoor. The property ranges in depth from 102 to 110 feet. That depth will be reduced by dedication of right-of-way. The applicant proposes 12 manufactured home spaces, each being an average of 4,955 square feet in area. Recreational green space would be 5,000 square feet in area. The applicant is asking for flexibility in locating the green space based on placement of the homes in the park. The applicant proposed to continue the use of individual gravel driveways off of Dartmoor to serve each home site. Although this is a planned development application, staff believes it is appropriate to review the typical development requirements for manufactured home park from Chapter 36. 1. Minimum site area of 5 acres 7 March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 2. Minimum recreation space of 5,000 square feet. 3. A permanent visual barrier along the common lot line where the site adjoins residential property. 4. Setback from all exterior property lines of 25 feet. 5. Average tact width of 50 feet. 6. Minimum separation between homes of 20 feet. 7. Maximum density of 8 homes per acre. 8. Driveways and carports may occupy only 405 of the minimum spacing between homes, must be open from the ground to the roof and must be constructed of non-combustible materials. 9. Siting criteria include removal of all transport elements, permanent foundation, underpinning with permanent materials and tie -downs as per manufacturer specifications. Staff does not support allowing the expanded development of this substandard non -conforming park. The homes do now and are proposed to have setbacks from exterior property lines ranging from 7 — 20 feet, less than he minimum of 25 feet. This is a function of the overall tract being only 1.48 acres in size and only about 100 feet deep. There is no visual barrier, privacy fence between the park and the residential properties to the north and east. There is a privacy fence on the south but that fence belongs to the single family residence to the south. The concept of a "floating" recreational space is not what is intended by the code. The lease boundaries have not been clearly defined. Each of the 12 lots is proposed to have an individual gravel driveway backing out onto Dartmoor Drive. STAFF RECOMMENDATION: Staff recommends denial. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The applicant was not present. There was one registered objector present. Staff presented the item and a recommendation of denial. Frances Dockery, of 9225 Maryvale Drive, spoke in opposition. Commissioner Rahman asked how staff determined the loss of non -conformity. Zoning and Subdivision Manager Dana Carney described the process of staff reviewing several years of aerial photographs as well as staff visits to the site. He stated staff had Est March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-9389 determined several of the spaces were lost because there was no longer any infrastructure in place to accommodate those previous spaces. A motion was made to approve the application, including all staff comments and conditions, except the recommendation of denial. The vote was 0 ayes, 10 noes and 1 absent. The item was denied. 9 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 20, 2019 ITEM NO.:9. DARTMOOR MANUFACTURED HOME PARK SHORT -FORM PD-R 9413 DARTMOOR Z-9389 Planning Staff Comments: 1. Typical requirements for a manufactured home park are: 1.) Minimum site area of 5 acres 2.) Minimum recreation space of 5,000 square feet 3.) A permanent visual barrier along the common lot line where the site adjoins residential property 4.) Setback from all exterior property lines of 25 feet. 5.) Acreage tract width of 50 feet 6.) Minimum separation between homes of 20 feet 7.) Maximum density of 8 homes per acre. 8.) Driveways and carports may occupy only 40% of the minimum spacing between homes, must be open from the ground to the roof and must be constructed of non-combustible materials 9.) Siting criteria include removal of all transport elements, permanent foundation, underpinning with permanent materials and tie -downs as per manufacturers specs. 2. Site plan should clearly indicate each lease area's boundaries. Variance/Waivers: • None requested Public Works: 1. Due to the proposed use of the property, the Master Street Plan specifies that Dartmoor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. All driveways shall be concrete aprons per City Ordinance. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. The new back of curb should be located 15.5 ft from centerline. Utilities and Fire DepartmenVQogpV Planning_ Little Rock Water Reclamation Authority: Sewer Available to this site. Separate service line to main required for each building. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the existing structures on this property from on overhead power line at the rear of each structure. As new mobile homes are moved in it is mandatory that all required NESC clearances to the power line be maintained and that nothing is placed within the utility easement which would impede restoration and maintenance activities of Entergy's line trucks. Contact Entergy in advance to discuss changes to electrical service requirements, extensions, or adjustments to existing facilities — if any as this proposal proceeds. ITEM NO.:9. CON' Z-93 $9 Centerpoint Energy: No comments received. Central Arkansas Water: No comments received. AT&T: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildings - Maintain aerial fire apRaratus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1— D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. ITEM NO.:9 CON'T Z-9389 D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. TlPad F.nde Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol.1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. ITEM NO.:9. CON' Z-9389 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C 10 1 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C 105.1. Building: No comments County Planning: No comments received. Rock Region METRO: Planning Division: This request is located in Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) PDR (Planned Development Residential) to recognize a Mobile Home Park and allow it to return to the original density of units. Master Street Plan: West of the property is Dartmoor Drive and it is shown as a Local on the Master Street Plan The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". This Street may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Other: Provide notification of the owners of properties located within 200 feet of the site and submit proof of notice including the certified abstract lot, copy of the notice form sent and postmarked certified mail receipts. Notices must be sent no later than February 27, 2019. Proof of notice must be delivered to staff no later than March 8, 2019. Submit responses to staff issues and 4 copies of revised plan (if required) no later than February 27, 2019.