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HomeMy WebLinkAboutZ-9469 Staff AnalysisDecember 5, 2019 ITEM NO_- 5 FILE NO.: Z-9469 NAME Panuco Multi -sectional Manufactured Home — Conditional Use Permit LOCATION: 10502 Peace Valley Road OWNER/APPLICANT. Hugo and Araceli Panuco/Owners and applicants PROPOSAL: A conditional use permit is requested to allow for placement of a multi -sectional manufactured home on this R-2 zoned 2.65 acre tract. SITE LOCATION The property is located on the west side of Peace Valley Road, one block north of Mabelvale Cut-off. The property is located behind the properties which front onto the street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in what is primarily a single family neighborhood. The principal housing type appears to be one-story ranch style homes with either brick or siding exterior. Immediately around the site, the homes all appear to be site -built. Within the larger neighborhood, there are some single -wide manufactured homes; on Fairwood and at the Fairwood/Mabelvale Cut-off intersection, south of the site. This proposed home will be located well off of the street, behind the properties that front onto Peace valley Drive. The proposed housing type is similar to many of the existing homes; one-story, ranch style with a siding exterior. Staff believe the proposed home will 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 West baseline, Legion Hut, Shiloh and SWLRUP Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site will contain a single driveway accessed through a 20 foot wide easement across the adjacent property to Peace Valley Road. A single parking space is required. There is more than sufficient space for that parking space on the site. December 5, 2019 ITEM NO.: 5 Cont. FILE NO.: Z-9469 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS: Provide proof of legal access to the public right-of-way I the form of an access easement. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Retain 20' wide sewer easement for existing public sewer mains. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Power lines are along Peace Valley Road. An easement will be required to reach the 500 ft. set back of the home. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments. 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. K December 5, 2019 M NO.: 5 (Cont. Loading FILE NO.: Z-9469 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. 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 Marshal's 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. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO. No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a question, the applicants stated the proposed home would always be occupied by a family member and would never be a rental unit. Staff made note of the siting criteria for manufactured homes from Section 36-254. Staff asked the applicants to provide proof of legal access to the site from the public right-of-way in the form of an access easement. They were advised to have their surveyor contact staff who would outline what was needed. Comments from the other reviewing agencies and departments were presented. The committee determined there were no other issues and forwarded the item to the full commission. K, December 5, 2019 ITEM NO.: 5 (Cont. STAFF ANALYS FILE NO.: Z-9469 The applicants are requesting approval of a conditional use permit to allow for placement of a multi -sectional manufactured home on this vacant, R-2 zoned 2.65 acre tract. The property on which the home is proposed to be placed does not actually front onto Peace Valley. It is accessed via an access easement across the adjacent property to Peace Valley Road. The home will be located over 200 feet from the street, behind the properties fronting onto the street. The proposed home is 22' x 48' in size, with a vertical siding exterior and a pitched, shingled roof. The applicant states the home is to be occupied by their father and will not be a rental unit. At subdivision committee, the applicant stated the home will continue to be occupied only by family members when the father no longer needs it and it will not be converted into a rental unit. Placement of the home must comply with the following siting criteria from Section 36-254: 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 standard. The applicant submitted proof of a twenty foot access easement to Peace Valley Road across the adjacent property. To staff's knowledge there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. b. Placement of the home must comply with the siting criteria in Section 36-254. c. The home is to be occupied by a family member of the property owners and is not to be a rental unit (proposed by the applicant). CI December 5, 2019 ITEM NO.: 5 (Cont. FILE NO.: Z-9469 PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were five persons present in opposition (four submitted registration cards). Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. The applicant stated she would reserve her time to address any concerns raise by the opposition. Barbara Farrish, of 8501 Pin Oak Drive, stated it would not be possible to control who lives in the manufactured home. She questioned whether the use was appropriate and voiced her concern that allowing one manufactured home could lead to others coming in. She stated her concerns about increased traffic. Bettye Bryant, of 8503 Pin Oak Drive, stated she agreed with Ms. Farrish's comments. Geneva Value, of 8524 Pin Oak Drive, stated she was concerned that allowing the manufactured home could negatively impact property values. She stated she also agreed with the comments previously stated by the others. Stan Hughes, also of 8524 Pin Oak Drive, voiced concern about an impact on property values, increased traffic and the potential of additional manufactured homes coming into the neighborhood. The applicant responded that this was family property; that they owned a total of about seven acres. She stated they would like to do a site -built house but could not at this time. She stated the double -wide manufactured home looked like a site built house. Commissioner Rahman asked if there would be a circumstance where staff would recommend denial of this type of CUP request. In response, Zoning and Subdivision Manager Dana Carney described the process whereby staff arrived at their recommendation; including determining whether the proposed use would be compatible with the surrounding neighborhood and if other issues such as setbacks, traffic and access were appropriate. He stated there could be a circumstance where staff would determine a proposed use was not compatible and could then recommend denial. Chairman Latture commented that the applicant had offered as a condition that the home would only be occupied by a family member of the property owners and would not be a rental unit. A motion was made and seconded to approve the application as recommended by staff, including all staff comments and conditions. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. 5 SUBDIVISION COMMITTEE COMMENTS NOVEMBER 13, 2019 ITEM NO.:5. PANUCO MULTISECTIONAL MANUFACTURED HOME CONDITIONAL USE PERMIT 10502 PEACE VALLEY ROAD Z-9469 Planning Staff Comments: 1. There is no Bill of Assurance for this acreage tract. 2. Is occupancy of the home proposed to be limited to Father-in-law only? Will it be removed when he no longer needs it? 3. Placement of the home must comply with the following siting criteria from Section 36-254: 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. Variance/Waivers: S None requested. Public Works: 1. Provide proof of legal access to the public right-of-way I the form of an access easement. Utilities and Fire Department/CountyDepartment/County Planning. Little Rock Water Reclamation Authority: Retain 20' wide sewer easement for existing public sewer mains. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Power lines are along Peace Valley Road. An easement will be required to reach the 500 ft set back of the home. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. ITEM NO.:5. CON'T Z-9459 Central Arkansas Water: No comments. Fire Department: No comments. Building Codes: No comments. County Planning: No comments received. Rock Region METRO: No comments. 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, November 20, 2019. Required notice are to be sent via certified mail no later than November 20, 2019. The City provided notices form must be used. Proof of notices is to be provided to staff no later than November 29, 2019.