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HomeMy WebLinkAboutZ-3501-A Staff AnalysisMay 15, 2014 ITEM NO.: 7 FILE NO.: Z -3501-A NAME: Wingate Creek Short -form PD -R LOCATION: Located on the North side of West Markham Street in the 8000 Block of West Markham Street DEVELOPER: Wingate Creek, LLC P.O. Box 242146 Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.15 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 18 R-2, Single-family Single-family residential PD -R PROPOSED USE: 18 units attached single-family VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF On July 29, 1980, the Little Rock Planning Commission denied a request to rezone the site from R-2, Single-family to MF -12 to allow the development of 5.9 acres with 60 to 70 units of multi -family housing as an expansion of Plantation House Apartments. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The applicant is now proposing the rezoning of approximately 2.15 acres from R-2, Single-family to PD -R to allow the development of the site with 18 units of attached single-family housing. The development is proposed with six (6) triplex May 15, 2014 SUBDIVISION ITEM NO.: 7 Cont. F I LE NO.: Z-3501 -A buildings with each unit having a platted lot. The development will be served by a private access easement extending from West Markham Street. The units are proposed containing 1200 to 1400 square feet. Each unit will have a single front loaded garage. The buildings are proposed with brick exteriors. The development is proposed similar to Glenn Abbey Court located on Watt Street. B. EXISTING CONDITIONS: The property is located on the north side of West Markham near the intersection of Rodney Parham Road. To the west of the site is an apartment development accessed from West Markham Street, north and east of the site are single-family homes. Across West Markham Street is an elementary school and a US Post Office. There is an undeveloped tract zoned R-4 located to the south of this site owned by the Little Rock School District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Briarwood Neighborhood Association and the Wingate Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Markham Street is classified on the Master Street Plan as a minor arterial with special design standards A dedication of right-of-way 35 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E May 15, 2014 SUBDIVISION ITEM NO.: 7 FILE NO.: Z-3501 -A 6. Is the proposed driveway planned to be gated? If so, a turn -around must be provided for a SU -30 vehicle attempting to enter development. A stacking distance of 30 feet from Markham Street pavement must also be provided. 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Existing sewer main shown in wrong location. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enercy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Place fire hydrant(s) per code. Maintain access, two (2) ways to enter and exit, Wingate Creek. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Directly on bus routes #5, #8 and #9. Parks and Recreation: No comment received, 3 May 15, 2014 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -3501-A F. ISSUES/TECHNICAL/DESIGN: Building Code: The demising wall between the residential dwelling units is a zero lot line 'Party Wall' and must be constructed in a manner to meet the fire ratings of the International Residential Code. For information on meeting the requirements of the rated walls, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderferCa littlerock.orq. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow for development of a townhouse development at 8.4 units per acre on this site. Master Street Plan: Markham is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Markham since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment on this single-family development. G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014) Mr. Brian Dale of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues in need of addressing related to the site plan. Staff requested Mr. Dale provided the proposed building materials, the number of stories of the units, the proposed phasing plan and the proposed building elevations. Public Works comments were addressed. Staff stated a dedication of right of way to 35 -feet was required along West Markham Street. Staff also requested Mr. Dale provide a letter certifying sight distance on West Markham Street and the proposed entrance drive. Staff stated since the street was proposed 24 -feet in width parking would be restricted to one side of the access drive. Staff also Ell May 15, 2014 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -3501-A stated no residential waste collection would be provided on the private street unless the Property Owners Association signed a waiver of damage claims for operations on private property. Staff stated the landscaping comments indicated did not apply to the proposed development since the development was proposed with individual lots and as an attached single-family or townhouse development. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the April 23, 2014, Subdivision Committee meeting. The applicant has provided the proposed building materials, the number of stories of the units, the proposed phasing plan and the proposed building elevations. The applicant has indicated parking will be restricted to one side as requested by Public Works. A single subdivision identification sign Markham Street. The sign is proposed maximum sign area of 32 -square feet. s proposed at the entrance with West with a maximum height of 6 -feet and a The development is proposed with 18 -units of common wall patio homes. Each of the homes will be constructed on an individual lot with the ownership of each homeowner extending to the centerline of the proposed access easement. The entrance from West Markham will be maintained as a Tract to be used for access and utilities. The site plan also includes a tract along the northern boundary which will be maintained as access and utility easement and for stormwater detention. The private street is proposed containing 600 linear feet with 24 -feet of paving. As previously noted parking will be restricted with no parking allowed on the east side of the private street, Melody Lane. Per Section 31-233 the development standards for a townhouse lot is to have a minimum lot width of 22 -feet wide and 80 -feet in depth with an overall size of 2,000 square feet. The ordinance also states platted building lines are to conform to the building locations shown on the generalized site plan. The lots are indicated with a minimum lot width of 30 -feet and a minimum lot depth of 102 -feet. The building envelope is proposed with a minimum area of 30 -feet by 55 -feet. The building setback along the eastern perimeter of the development, where adjacent to single-family, is indicated at 37 -feet. The building setback along the western perimeter, where adjacent to multi -family, is 15 -feet. 5 May 15, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-3501 -A The homes are proposed primarily with 2 -bedrooms, 2 -full baths and a 1 -car garage. The "Party Wall" between the homes will be constructed in such a manner as to meet the fire rating of the International Residential Building Code. Although the Bill of Assurance will allow for two (2) story homes, the applicant is proposing the homes to be single story. The maximum building height allowed, should a two (2) story home be constructed, will be 25 -feet. The homes will be developed in a single phase. The homes will range in size from 1,100 square feet to 1,500 square feet. Each home will have a composition roof. The buildings will be four (4) sided brick structures. Each of the individual lots will be allowed a 6 -foot privacy fence. Upon completion of the neighborhood the entire area will be enclosed by privacy fencing. The applicant has indicated the homes will sell between $140,000 - $160,000. The development will allow homes occupations as typically allowed per the residential district of the City's Zoning Ordinance. Staff is supportive of the request. The applicant is proposing the rezoning of this site from R-2, Single-family to PD -R to allow the development of 18 -attached single-family homes. The lot sizes are consistent with lot sizes typically required per the subdivision ordinance for townhouse developments. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2, Single Family District to PDR to allow for development of a townhouse development at a density of 8.4 units per acre on this site. 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. PLANNING COMMISSION ACTION: (MAY 15, 2014) The applicant was present. There were registered objectors present. 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. Mr. Scott Hurley addressed the Commission stating he would yield his time to the opposition. n May 15, 2014 SUBDIVISION ITEM NO.: 7 LE NO.: Z-3501 -A Mr. Clay Finley addressed the Commission in opposition of the request. He stated he was the point of contact for the Wingate Property Owners Association. He stated the POA had circulated a petition in opposition of the rezoning request. He stated the concern was traffic on West Markham Street. He stated during the AM and PM the school traffic blocked the right hand lane of West Markham when parents were dropping off or picking up children. He stated the fire department had indicated there were to be two ways to enter and exit the subdivision. He stated based on the current design there was only one way in and out. Mr. Robert Cortinez addressed the Commission in opposition of the request. He provided the Commission with the petition in opposition stating there were 140 signatures from residents in the Wingate Subdivision. He stated the sign was not posted on the property as required by the Commission's By-laws. He stated West Markham was posted for no left turns at this location for persons entering the school. He stated within this area there were three (3) to four (4) wrecks per week. He stated the residents were concerned because there had not been a traffic impact study, a flood analysis, wetland study or notified the Mid -town Advisor Board to determine if this is a good fit. Mr. Cortinez stated West Markham was a minor arterial. He stated the development would only add to congestion and create a dangerous situation for those trying to enter the school. Ms. Marlena Wilson addressed the Commission in opposition of the request. She stated she was the PTA President for Brady Elementary School. She stated it was hard for parents to pick up their children. She stated the development was proposing a number of homes within a small area. She stated the approval would create a dangerous situation in a high traffic volume area. She stated this was not beneficial to the children in Brady Elementary. Mr. Tyrone Harris addressed the Commission in opposition of the request. He stated he was the principal of Baker Elementary School. He stated the area was a high traffic area. He stated his concern was the safety of the staff and children. He stated the area was congested. He stated he felt the addition of the homes and additional traffic in the area would create an unsafe situation for the children. Ms. Angie Thompson addressed the Commission in opposition of the request. She presented the Commission with a petition containing 124 names of area residents. She stated the neighborhood agreed they did not feel this development was right for the area. She stated the developer indicated the development was similar to Glenn Abby Court. She stated the homes in Glenn Abby Court stayed on the market for 227 days. She stated she too was concerned that a traffic impact study had not been prepared and no studies of floodway and floodplain had been prepared. She stated the traffic flow in the area would impact the residents. 7 May 15, 2014 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-3501 -A Mr. Scott Hurley addressed the Commission stating the development was a patio home development. He stated the developer of Glenn Abby Court failed and his company picked up the development and completed the homes in the subdivision. Mr. Hurley stated the homes were proposed with single car garages. He stated he did not feel the development would be families but more young professionals and empty nesters. He stated secondary access for fire was not required unless there were more than 30 homes. He stated he did not anticipate the development being rental units. He stated the current property owner was from out of state but he and his partner were residents of Little Rock. Mr. Hurley stated staff did not request a traffic study for the development. He stated he did try to meet with the property owner and the associations in the area but did not receive a response from the POA president. He stated the development would provide detention as required by the City. He stated upon approval all drainage analysis' would be performed. Ms. Pat O'Donoghue addressed the Commission with concerns. She stated on the site plan there was no indication of the easement along the eastern boundary. She stated the previous developer had damaged her fence when clearing the lot. Mr. AT McMillin addressed the Commission with concerns. He stated his primary concern was drainage. He stated the creek running through the site had many times topped the banks and the property had served as a retention pond for the neighborhood. He stated the City had replaced box culverts under West Markham to handle the flow from the neighborhoods and to keep the water from topping West Markham. He questioned why no hydrological study had been performed on the site. He stated with the addition of hard surface materials additional run-off would be generated. Mr. Brian Dale stated there was a large creek running along the northwest boundary of the property. He stated the development would comply with the City's stormwater detention ordinance. He stated he was aware of the history of the site and was mindful of the flooding. There was a general discussion by the Commission concerning the site and traffic in the area. The Commission questioned staff as to the sight distance to allow full service within the subdivision. Staff stated at the time of development sight distance would be verified to determine if full access to the development would be allowed. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion failed by a vote of 1 ayes, 8 noes and 2 absent. H.* ITEM NO.: 7, NAME: Wingate Creek Short -form PD -R Z-3501 -A LOCATION: located on the North side of West Markham Street in the 8000 Block of West Markham Street Planninq Staff Comments: 1. Provide notification of 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 April 30, 2014. The Office of Planning and Development must receive the proof of notice no later than May 9, 2014. 2. Provide the proposed construction materials for the buildings including the proposed roofing material. 3. Provide the proposed building elevations for the proposed structures. 4. Will there be a sign placed to identify the proposed development? If so provide the location of the sign, the total height and the square footage of sign area proposed. 5. Provide details of any proposed fencing located along the perimeters and within the rear yard area of the proposed units. 6. Provide the proposed square footages of the homes. 7. Provide the maximum building height and the number of stories of the proposed structures. 8. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated as common usable open space and single-family, duplex, zero -lot -line and townhouse development shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the total common usable open space and the total usable private open space provided within the development. 9. Will the development be constructed in multiple phases or in a single phase? 10. Will the development be allowed home occupations as defined in Section 36-523 (b)(6)? 11. Per Section 31-233 — Townhouse lots, the minimum lot width is to be 22 -feet wide and 80 -feet in depth with an overall size of 2,000 square feet. Platted building lines shall conform to the building locations shown on the generalized site plan. 12. Per Section 36-456(2)(6) — Final plan submittal, The applicant is to provide a detailed scheduled of events for final plat recording when associated with a condominium development. This schedule should outline the steps taken whereby the final plat will not be filed until the buildings are completed; condominium plat and final subdivision plat in this instance will be the same instrument. The building permits may be issued upon request by the owner or developer based on the approved final development plan and the approved preliminary subdivision plat. The engineer of record shall provide planning staff with copies of the proposed condominium or final plat as proposed for recording. Planning staff will ensure that Item # 7. all requirements have been met, and that the plat will be proper for recording subject to an as -built survey of the site. 13. Residential densities shall be determined on the basis of the following considerations: The densities of surrounding development; the densities allowed under the current zoning; the urban development goals and other policies of the comprehensive plan, the topography and character of the natural environment, and the impact of a given density on the specific site and adjacent properties. Single- family 4, Zero -lot -line (patio homes) 4-6, Duplex, townhouse 6-12, Garden apartment, (1 or 2 floors) 13-18, Medium -rise apartments 19-24. 14. Single-family, duplex, zero -lot -line and townhouse developments shall have a minimum of five hundred (500) square feet of usable private open space per unit. At least fifty (50) percent of the required common usable open space shall conform to the average overall slope within the development. Variance/Waivers: None requested. Public Works Conditions: 1. West Markham Street is classified on the Master Street Plan as a minor arterial with special design standards A dedication of right-of-way 35 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Is the proposed driveway planned to be gated? If so, a turn -around must be provided for a SU -30 vehicle attempting to enter development. A stacking distance of 30 feet from Markham Street pavement must also be provided. 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Item # 7. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Existing sewer main shown in wrong location. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Place fire hydrant(s) per code. Maintain access, two (2) ways to enter and exit, Wingate Creek. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATH: Directly on bus routes #5, #8 and #9. Parks and Recreation: No comment received. Building Code: The demising wall between the residential dwelling units is a zero lot line `Party Wall' and must be constructed in a manner to meet the fire ratings of the International Residential Code. For information on meeting the requirements of the rated walls, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyCaD-littlerock. org or Mark Alderfer at 501.371.4875; maiderFer@Iittlerock.org. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow for development of a townhouse development at 8.4 units per acre on this site. Master Street Plan: Markham is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should Item # 7. be limited to minimize negative effects of traffic and pedestrians on Markham since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and proposed, shall be provided as within the Landscape Ordinance of the City, Section 15-81. 3. The property to the north and east is zoned R-2, Single-family therefore, (6% of the average lot width) a minimum thirty-three (33) foot buffer is required on the north property line and a fourteen (14) foot buffer is required on the east property line. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 5. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/pIan_ Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 30, 2014. Item # 7.