Z-3756 Staff AnalysisNovember 10, 1981
SUBDIVISIONS
Item No. 8
NAME: Albert Pike Phase II
Planned Development
LOCATION; Northwest Corner of 7th and
Cumberland Streets
OWNER/APPLICANT: Donaghey Foundation/Darrell Odom
PROPOSAL
This is a plan to construct a high-rise elderly housing
project that consists of 110 living units (9 stories) and a
private secure outdoor recreation area.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION
This site is bordered by an apartment and parking to
the north (garage parking), high-rise residential to
the south, apartments on the east, and a automobile
repair shop on the west.
2. COMPATIBILITY WITH NEIGHBORHOOD
The proposed high-rise residential project is
compatible with the surrounding area.
3. ON-SITE DRIVES AND PARKING
One driveway will serve the proposed project. It will
be one-way entering from Cumberland and exiting on 7th
Street. Parking for the proposed project is allocated
at 63 spaces and is located in an existing 80+ space
parking area at the southwest corner of Cumberland and
7th Streets.
4. SCREENING AND BUFFERS
The applicant is proposing to plant crepe myrtles along
the east and south property lines. The projected
recreation yard is to be buffered by an 8' brick wall
on the west side with 9' crepe myrtles and a fence on
the north.
November 10, 1981
SUBDIVISIONS
Item No. 8 - Continued
5. ANALYSIS
Staff is in agreement with the proposed use for this
property. No adverse impact is expected to the
surrounding area. Proposed parking is appropriate €or
this project. Staff does, however, recommend that the
Off-site parking facilities meet the full landscape
requirements. There are, however, some concerns
regarding the proposed drive. The one-way drive should
be modified to begin the entrance as far north on
Cumberland as possible. The proposed drive could cause
a backup of traffic on Cumberland. Staff feels that
the drive should be widened to 18' in order to permit
Passing within the drive in front of the entrance to
the building. The exit on 7th Street should be aligned
so that cars can only proceed in a westward direction.
The exit should also be signed for "DO NOT ENTER" from
7th Street and "NO LEFT TURN" from the driveway onto
7th Street. Staff recommends that the 12' alley
(north) be closed in order to redesign the proposed
driveway.
6• STAFF RECOMMENDATION
Approval as filed, subject to the revision of the
proposed drive as recommended in staff's comments.
7. SUBDIVISION COMMITTEE ACTION (10-1-81)
Approved as recommended by Staff, provided that
applicant submits a letter from property owners saying
that they are in agreement to the closing of the
adjacent 12' alley (north).
The vote: 3 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION (10-13-81)
Mrs. Thaxton spoke against this proposal in favor of a
unified development plan for the entire block. A
motion was made to defer to the October 27, 1981,
Public Hearing in order for the applicant and the staff
to work out technical problems. A vote to defer was
approved: 8 ayes, 0 noes and 3 absent.
November 10, 1981
SUBDIVISIONS
Item No. 8 - Continued
PLANNING COMMISSION ACTION: (10-27-81)
Chairman Massie recommended indefinite deferral of the
Proposal, with either applicant or staff being able to
resubmit at a later time. Commissioner Wright abstained.
10 -present, 9 -ayes, 0 -noes, 1 -abstention, 1 -absent.
PLANNING COMMISSION ACTION:
7-0-1 absention, 2 absent. The City Engineering and
Planning staff recommended approval of the revised site.
The Commission voted in favor of the revised site plan and
Planned development.
I
LITTLE ROCK PLANNING COMMISSION
AGENDA
October 27, 1931
1:00 P.M.
I. Roll Call and Finding of a Quorum
II. Approval of the Minutes of the Previous Meeting
October 27, 1981
SUBDIVISIONS
Item No. 1 - Deferred Matter
NAME: Albert Pike Phase II
Planned Development
LOCATION: Northwest Corner of 7th and
Cumberland Streets
OWNER/APPLICANT: Donaghey Foundation/Darrell Odom
ADODnc n r
This is a plan to construct a high-rise elderly housing
project that consists of 110 living units (9 stories) and a
private secure outdoor recreation area.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION
2.
3.
4.
I
This site is bordered by an apartment and parking to
the north (garage parking), high-rise residential to
the south, apartments on the east, and a automobile
repair shop on the west.
COMPATIBILITY WITH NEIGHBORHOOD
The proposed high-rise residential project is
compatible with the surrounding area.
ON-SITE DRIVES AND PARKING
One driveway will serve the proposed project. It will
be one-way entering from Cumberland and exiting on 7th
Street. Parking for the proposed project is allocated
at 63 spaces and is located in an existing 80+ space
parking area at the southwest corner of Cumberland and
7th Streets.
SCREENING AND BUFFERS
The applicant is proposing to plant crepe myrtles along
the east and south property lines. The projected
recreation yard is to he buffered by an 8' brick wall
on the west side with 9' crepe myrtles and a fence on
the north.
October 27, 1981
SUBDIVISIONS
Item No. 1 - Continued
5. ANALYSIS
7.
Staff is in agreement with the proposed use for this
property. No adverse impact is expected to the
surrounding area. Proposed parking is appropriate for
this project. Staff does, however, recommend that the
off-site parking facilities meet the full landscape _
requirements. There are, however, dome concerns
regarding the proposed drive. T;a en -el -way drive should
be modified to begin the entrance as far north on
Cumberland as possible. The proposed drive could cause
a backup of traffic on Cumberland. Staff feels that
the drive should be widened to 18' in order to permit
passing within the drive in front of the entrance to
the building. The exit on 7th Street should be aligned
so that cars can only proceed in a westward direction.
The exit should also be signed for "DO NOT ENTER" from
7th Street and "NO LEFT TURN" from the driveway onto
7th Street. Staff recommends that the 12' alley
(north) be closed in order to redesign the proposed
driveway.
STAFF RECOMMENDATION
Approval as filed, subject to the revision of the
proposed drive as recommended in staff's comments.
SUBDIVISION COMMITTEE ACTION (10-1-81)
Approved as recommended by Staff, provided that
applicant submits a letter from property owners saying
that they are in agreement to the closing of the
adjacent 12' alley (north).
The vote: 3 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION
Mrs. Thaxton spoke against this
unified development plan for the
motion was made to defer to the
Public Hearing in order for the
to work out technical problems.
approved: 8 ayes, 0 noes and 3
proposal in favor of a
entire block. A
October 27, 1981,
applicant and the staff
A vote to defer was
absent.
October 27, 1981
SUBDIVISIONS
Item No. 1 - Continued
ADDITIONAL INFORMATION AND STAFF COMMENT
The applicant submitted a revised site plan (see sketch) as
requested by the Staff and Planning Commission. The
applicant's revised proposal, calls for deletion of the
driveway. The Planning and Engineering Staff find this
proposal unacceptable. The proposed canopy and loading zone
would be approximately 31.5 feet from the east property
line. Staff feels that this proposal could cause traffic
problems at the intersection of 7th and Cumberland Streets.
Staff also feels that the developer has a responsibility to
conceive a plan for the loading and unloading of tenants
that would have a minimum negative impact to the public.
Staff feels that in light of the revised proposal, that
further review is necessary of the original proposal. The
original Staff recommendation was based on the redesign of
the driveway and the closure of the alley to the north.
Staff has subsequently learned that no alley exists on the
north. Apparently, the "alley" is a driveway easement that
is totally owned by the abutting north property owner. It
is very unlikely that this property owner will allow the use
of the "alley" for the proposed high-rise development. The
proposal does not allow for a service entrance to the rear
or for the necessary space to redesign the.drive.
Engineering has stated that a 19 -foot wide drive would be
necessary to accommodate the drive for drop-off and the
passing lane. In addition, engineering guidelines call for
a minimum 25 -foot setback from an intersection for the
location of curb cuts, driveways, etc.
The following information is to compare the proposal with
the normal requirements for the "HR" High Density
Residential District:
Setbacks HR District pry
Front Yard 25' 14'
Rear Yard 201 121
Side Yard 10' on East 5' on East
5' on West 4.3' on West
October 27, 1981
Item No. 1 -- Continued
Building and Area Requirements
A. Maximum floor area ratio:
"HR" District permits 37,950 square feet for this
property and the proposed project is for 86,000 square
feet of floor space.
B. Open space ratio:
In the "HR" District a minimum of .32 is allowed and on
this project .076 is proposed.
C. Livability space ratio:
in the "HR" District a minimum of .22 is required, and
the proposal is for .076.
Based on the situation and information available to Staff,
the Staff recommends that the planned development proposal
be indefinitely deferred. Staff strongly supports the
proposed development, but cannot recommend approval until
site and design difficulties are worked out.