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HomeMy WebLinkAboutS-1455 Staff AnalysisOctober 7, 2004 ITEM NO.: 9 FILE NO.: S-1455 NAME: Hefley Short -form PD-R LOCATION: Located at 5100 Studer Road DEVELOPER: Lisa Hefley 5100 Studer Road Little Rock, AR ENGINEER: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72115-0604 AREA: 8.74 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 R-2, Single-family 30 — Buzzard Mountain 42.02 FT. NEW STREET: 0 VARIAN C ESANAIVE RS REQUESTED: None requested. A. - PROPOSAL/REQUEST: The applicant filed a request for a Subdivision Site Plan review at the instruction of staff. Staff later determined the request should be amended to a Planned Residential Development request to allow the placement of a single -wide manufactured home on the site currently zoned AF — Agriculture and Forestry. Prior to being forwarded to the Board of Directors, if approved by the Commission, this request will be amended to a zoning request (File No. Z-7730). In 2002, as a part of the Extraterritorial Planning Jurisdiction the applicant's property was zoned AF with a CUP to allow for training and boarding of horses. The applicant indicated at the time of rezoning they wanted to ensure they could run cattle and horses on their farm. The applicant raises Quarter Horses on the October 7, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1455 property and plans would involve completing the fence and to join two properties owned by the applicant in order to run cattle. The property currently has a cattle barn. A manufactured home was moved to the property located at 5300 Studer Road by the applicant earlier this year without prior zoning approval. The applicant placed the home in a location where two manufactured homes were previously located. The applicant located the home in this area because the meter loops, septic tank and well were already in this area. The applicant has indicated the home will be used by an employee as housing and a part of his compensation package. The applicant is requesting to be allowed uses as are allowed in AF — Agriculture and Forestry in addition to the placement of the home on the site. B. EXISTING CONDITIONS: The site is located in the western portion of the planning jurisdiction in a very rural setting. There are several residences located in the area mostly located on acreage. The area has a mixture of housing types, both site built and manufactured homes. Studer Road is an unimproved county road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents expressing concern with the proposed development. All property owners located within 200 feet of the site were notified ,of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Provide an approval from the Arkansas Department of Health concerning the proposed means of wastewater disposal. Entergy: No comment received. Center -Point Energy: Approved as submitted. 2 October 7, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1455 SBC: No comment received. Central Arkansas Water: No water service is available from Central Arkansas Water. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Outside the service area. Provide a letter of approval from the area volunteer fire department concerning the ability to serve the structure. County Planning: No comment. CATA: No comment received. F. ISSUESITECH NiCAL/DESI GN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) The applicant was present representing the request. Staff stated the applicant had originally filed a site plan review request to allow the placement of a manufactured home on the site. Staff stated after further review it was determined there was also a use issue and a PRD application should be filed for the proposed request. Staff noted there were additional items necessary to complete the review process. Staff requested the dimensions from all property lines for the home placement. Staff also questioned if there were any decks porches or patios proposed with the new home. The applicant stated the home was located approximately ten feet from the rear property line and several hundred feet from the front property line. The applicant stated the home was located in this area to limit the visibility from the roadway and from adjoining properties. The applicant stated the home was a new home and was purchased to allow their farmhand a place to live. She stated the home was not a rental unit nor would the home ever become a rental unit. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 October 7, 2004 SUBDIVISION ITEM NO.: 9 H. ANALYSIS: FILE NO.: S-1455 The applicant has indicated the dimensions from property lines as requested at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated the home sits approximately ten feet from the rear property line and several hundred feet from the front property line. The applicant has also located the existing septic system and the existing well on the site plan. There are two other structures located on the property; a dairy barn and a cattle barn. There is a single drive to access the site from Studer Road. The typical ordinance rear yard setback for a single-family home is twenty-five feet. The applicant has indicated the home was placed within ten feet of the rear property line. The applicant indicated the home was located in this area since there were previously two manufactured homes located in this area. The applicant has stated the location was chosen not only to limit visibility from the roadway of the home but to also take advantage of the existing well and septic system. Staff supports the placement of the home in this location. With the exception of a small percentage of the site, the site is currently zoned AF — Agriculture and Forestry. The zoning allows for agriculture and forestry operations, to include the raising of livestock and poultry. The applicant has indicated cattle and horses will utilize the site for grazing. The site also contains two barns, one an old dairy barn and the second a cattle barn. The applicant is requesting to utilize the allowable uses in AF _ Agriculture and Forestry for the site, once rezoned to PD-R. Staff is supportive of this request. The applicant has indicated all transport elements will be removed and a permanent foundation and underpinning with permanent materials will be put in place on the home ' if approved. The applicant has also indicated off-street parking per single-family dwelling standards will be provided. Screening is not proposed as a part of the development. Staff would recommend the applicant provide a year around screening device along the rear of the property around the home to aid in screening of the adjoining properties. This screening could be accomplished through evergreen plantings, a fence or wall. Staff is supportive of the proposed rezoning request. To Staff's knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. 4 October 7, 2004 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: S-1455 Staff recommends the dwelling only be occupied by an employee of the applicant. Staff recommends compliance with the following siting criteria established in Section 36-262(d)(1): a. Removal of all transport elements. b. Permanent foundation. c. Exterior wall finished so as to be compatible with the neighborhood. d. Orientation compatible with placement of adjacent structures. e. Underpinning with permanent materials. f. Off-street parking per single-family dwelling standard. Staff recommends the applicant provide a year around screening device along the rear of the property located near the home to aid in screening of the adjoining properties. 5