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HomeMy WebLinkAboutS-0231-A Staff AnalysisAugust 9, 2018 ITEM NO.: 5 FILE NO.: S-231-A NAME: Legion Hut Mobile Home Park Preliminary Plat - Subdivision Site Plan Review LOCATION: 11225 Legion Hut Road DEVELOPER: SO Bryan Company, LLC P.O. Box 545 Mabelvale, AR 72103-0545 OWNER/AUTHORIZED AGENT: SO Bryant Company, LLC, Owner White-Daters and Associates, Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 8.16-acres NUMBER OF LOTS: 66 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.05 CURRENT ZONING R-7, Manufactured Home Park District VARIANCE/WAIVERS: A variance to allow the lots to develop with a lot width less than the 40-foot typical lot width required for manufactured home subdivisions. BACKGROUND: On May 11, 1982, the Little Rock Planning Commission approved a request to plat 15 additional lots within the Cool Timbers Mobile Home Park. The site was developed prior to annexation by the City of Little Rock. The mobile home park contained 8.5-acres and was developed in 1966. The park was developed with 66 spaces. At the time of review only 51 of the spaces were fully developed. The fifteen (15) remaining spaces were partially developed, with some utilities in place. The park contained areas of green August 9, 2018 SUBDIVISION ITEM NO.: 5 (Cont. space and a 30-foot gravel access easement throughout the development. The boundary street (Legion Hut Road) was only partially improved adjacent to the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The previously approved plat was not executed and filed for record. The plat approval has since expired. The applicant is now requesting to reinstate the previous approval and allow the platting of 15 additional lots within the "Legion Hut Mobile Home Park". The average lot size proposed is 36-feet by 105-feet. The lots will be served by Central Arkansas Water and wastewater provided by Little Rock Water Reclamation Authority. B. EXISTING CONDITIONS: The site contains a single-family home and a number of manufactured homes. There are several outbuildings and a few of the homes have canopy covers for vehicles. The drives within the park are paved. The pull -offs and parking pads for most of the homes are gravel. There are single-family homes to the west and south of this site. There is a manufactured home park located to the north. Legion Hut Road has been resurfaced. Curb and gutter are in place along both sides of the street. There is a sidewalk in place along the west side of Legion Hut Road. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Legion Hut Neighborhood Association, the Shiloh Homeowners Association and Southwest Little Rock Untied for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITION 1. Legion Hut Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. 2. The subdivision does not have access easements where the asphalt driveway are located. 3. At least 20-feet of pavement must be provided within the subdivision for compliance with the Fire Code. The applicant should consult with the Fire Marshall to determine if the loop street should be connected for conformance with the Fire Code. 4. Confirm the mail kiosk can be located as shown with USPS. 2 August 9, 2018 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: S-231-A 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Water Reclamation Authority for additional information. Enter : Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. A single phase overhead electrical power line runs along the north side of the proposed additional spaces on the north side of the property. Contact Entergy in advance to discuss electrical service requirements, location of any new facilities or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING- Rock Region_Metro: The site is not located on a dedicated Rock Region Metro Route. Plannina Division: No comment. 3 August 9, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-231-A H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the review was to allow an additional 15 mobile home lots for the site. Staff stated the remainder of the site was currently platted as individual lots. Staff requested the applicant provide the areas of common open space and areas of boat and RV storage. Staff also requested the applicant include on the site plan any existing or proposed fencing. Public Works comments were addressed. Staff questioned why the drive around the site was not connected. Mr. White stated there was a substantial drainage ditch which ran through the property. Staff requested the applicant confirm the location of the mail kiosk with the Postal Service. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANAI YSIS The applicant submitted a revised cover letter stating common open space and areas of boat and RV storage are not provided since the site does not allow these items to be stored on -site. The applicant also notes no new fencing is proposed with the platting of the new lots. The request is for preliminary plat -site plan review approval to allow the platting of 15 additional lots within the "Legion Hut Mobile Home Park". The average lot size proposed is 36-feet by 105-feet. The lots will be served by Central Arkansas Water and wastewater provided by Little Rock Water Reclamation Authority. Division 7 of the Subdivision Ordinance related to Manufactured Home Subdivision states each manufactured home lot in a manufactured home subdivision shall have a clearly defined minimum lot size of four thousand (4,000) square feet with a maximum density of eight (8) units per gross acre. The lots indicated are adequate to meet the typical development standards of the Subdivision Ordinance. The Subdivision Ordinances also states the manufactured home subdivision shall have a minimum frontage on a dedicated public street of fifty (50) feet. The minimum width of a manufactured home lot at the platted setback line is to be forty (40) feet and the minimum depth is to be one hundred (100) feet. In the case of a August 9, 2018 SUBDIVISION ITEM NO.: 5 (Cont. F011* 0116IM"PARS 1 corner lot the minimum width shall be sixty (60) feet. The plat indicates a number of the lots with a lot width of 34-feet and one lot at 30-feet. A 25-foot side and rear yard is to be provided around the subdivision. The minimum separation between individual manufactured homes is to be twenty (20) feet. The minimum setback from any service easement is to be twenty (20) feet. Each manufactured home lot is to provide with a minimum of two (2) paved parking spaces, of at least nine (9) feet by twenty (20) feet each, located on the manufactured home lot. Staff is supportive of the applicant's request. The applicant is seeking preliminary plat -site plan approval to allow the creation of 15 additional manufactured home lots on the site. The lots were previously approved. The previously approved plat was not executed and filed for record and the plat approval has since expired. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the preliminary plat as proposed is appropriate for the site. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow the lots to develop with a lot width less than the 40-foot typical lot width required for manufactured home subdivisions. PLANNING COMMISSION ACTION: (AUGUST 9, 2018) The applicant was present. There were two (2) registered objector present. Staff noted to the Chair the applicant had indicated they desired to amend their application. Mr. Brian Dale of White Daters and Associates stated he was amending his application to reduce the number of lots from 15 to 12 to eliminate the variance request. He stated with his amendment the preliminary plat now complied with the minimum standards of the Subdivision Ordinance. The Chair questioned the Deputy City Attorney as to the result of this amendment. Mr. Shawn Overton stated with the amendment the request was now a "Richardson Case". He stated based on the Arkansas Supreme Court ruling if a development met all the minimum standards of the City ordinances the Commission had not discretion in approving the request. He stated the Commission was bound by the -ruling to approve the preliminary plat request. 5 August 9, 2018 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: 5-231-A Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. City Director BJ Wyrick addressed the Commission in opposition of the request. She stated she would no longer speak on the variance since this was no longer a part of the application. She stated Southwest Little Rock Neighborhoods had met and discussed the proposal. She stated there were a number of mobile homes in Southwest Little Rock and many were not well maintained. She stated the neighborhoods did not support placing any additional homes in the area. She stated there were three (3) mobile home parks in this area. She stated one was accessed from Chicot Road and was a rather large park. She stated there were new homes in the area. She stated the area did not need any more mobile homes. Charles Hendershot addressed the Commission in opposition of the request. He stated his home was off Legion Hut Road. He stated he was a member of the Legion Hut Neighborhood Association. He stated traffic was a concern. He stated the park was located adjacent to an elementary school. He stated he was fearful the mobile homes would bring down property values in the area. He stated the current owner of this park had done a good job in maintaining the park and the park was well run. He stated this was not true of previous owners or other parks in the area. He stated crime in the area was a concern. He stated he felt most of the crime was coming from the mobile home park accessed from Chicot Road. The owner stated he needed the additional lots to expand the park to continue with the maintenance and upkeep of the park. He stated the additional homes would generate the income to allow him to put money back into the park. He stated he wanted to offer a quality product to working class families. He stated some of these families could not afford to pay the rents for house and apartments in the area. A motion was made to approve the request as amended and as recommended by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C01 ITEM NO.: 5. NAME: Legion Hut Mobile Home Park Subdivision Site Plan Review LOCATION: 11225 Legion Hut Road Planning Staff Comments: S-231-A 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 25, 2018. The Office of Planning and Development must receive the proof of notice no later than August 3, 2018. 2. The private street/driveway should be included on the plat as a tract and labeled as an access and utility easement. The minimum pavement width should be 20-feet to allow for proper emergency access. 3. Why does the street disconnect and not go through as a circular street. Based on the current fire code 30 or more lots should provide a secondary emergency access. 4. Common recreation space shall be provided at the rate of three hundred (300) square feet per manufactured home or mobile home. Minimum size of any recreation space shall be five thousand (5,000) square feet. All required recreational areas shall be used solely for recreational purposes. 5. A storage area shall be provided at a central location, at the rate of fifty (50) square feet per manufactured home or mobile home for the storage of boats, campers, and other items. 6. When a manufactured home park adjoins an area zoned or used as residential, a permanent visual barrier shall be provided along the common property line or right-of- way line. The developer or owner shall file a plan for the barrier as a component of the plan and plat submitted for planning commission review. This provision shall not apply to that portion of manufactured home parks adjacent to or facing across street right-of-way. 7. Staff recommends the dumpster hours of service be limited to 7 am to 6 pm Monday through Friday. Variance/Waivers: None requested - Engineering Comments: Public Works Conditions 1. Legion Hut Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. The subdivision does not have access easements where the asphalt driveway is located. 3. At least 20 feet of pavement must be provided within the subdivision for compliance with the Fire Code. The applicant should consult with the Fire Marshall to determine if the loop street should be connected for conformance with the Fire Code. 4. Confirm the mail kiosk can be located as shown with USPS. 5. Stormwater detention ordinance applies to this property. Show the proposed location for ITEM NO.: 5. S-231-A stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. Utilities/Fire DepartmentlParkslCounty Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. A single phase overhead electrical power line runs along the north side of the proposed additional spaces on the north side of the property. Contact Entergy in advance to discuss electrical service requirements, location of any new facilities, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Plannina Division: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 25, 2018.