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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.