HomeMy WebLinkAboutZ-3571-A Staff AnalysisDecember 13, 1983
SUBDIVISIONS
Item No. 9
NAME:
LOCATION:
DEVELOPER:
Realty Associates,
2723 Foxcroft Road
Suite 215
LR, AR 72207-2484
Phone: 225-0500
AREA: 3.5 acres
ZONING: "PRD"
Old Town Village "PRD"
An Amended "PD" (Z -3571C)
300 Block, between Commerce
and Sherman
ENGINEER:
Inc. Peters and Associates
2723 Foxcroft Road, Suite 215
Little Rock, AR 72207-2484
Phone: 225-0500
NO. OF LOTS: 2 FT. OF NEW ST.: 0
PROPOSED USES: Rental/Condos
REQUEST:
To amend an approved Plan Development through the
establishment of a Planned Residential Development.
A. Site History
This development was originally approved as Sherman
Oaks Condominiums through the "PD" or Planned
Development process.
B. Development Objectives
(1) To provide rental units with a possibility of
revision to ownership units as dictated by the
market.
(2) To increase the number of units originally
approved so as to make the project economically
viable, while maintaining the density of 40 to 60
units per acre by the Downtown Little Rock
Development Plan recommended.
(3) To maintain a design similar to the existing
units, except for minor variations in entry
treatment and fenestration which are being made to
accommodate the increased density.
(4) To make major physical design modifications so as
to allow for more density, create more urban space
and more closely align the project with the
concepts of the Downtown Little Rock Plan by
December 13, 1983
SUBDIVISIONS
Item No. 9 - Continued
by the provision of a series of New England -type
pedestrian walkways.
(5) The retention of natural features by the
preservation of the sole existing healthy tree by
leaving an adequate amount of unpaved area around
its base.
C. Development Proposal
(1) Size of tract .......2.1 acres
(2) Unit Breakdown
Type
No.
Size
Small 1 Bedroom
16
476
sq.
ft.
Large 1 Bedroom
17
608
sq.
ft.
1 BR/Den
16
784
sq.
ft.
Small 2 Bedroom
16
1,008
sq.
ft.
Large 2 Bedroom
10
1,253
sq.
ft.
3 Bedroom
5
1,616
sq.
ft.
Total
M
(3) Building Coverage ........... 25,144 sq. ft./28% of
site
(4) Parking
On -Site ............. 81 spaces
Off -Site............ 50 spaces
Total..............131 spaces or 1.6 spaces per
unit
(5) Development Schedule
Financing is dependent on the bond market, due to
the development being a part of the Old Town
C.B.I.D.; however, it is very likely that
construction will begin no later than early spring
1984 and be completed mid to late fall 1984.
96) Perimeter Treatment
Involves extension of partially constructed brick
wall around property.
December 13, 1983
SUBDIVISIONS
Item No. 9 - Continued
E. Engineering Considerations
(1) Repair/replace damaged curb and sidewalk section
as needed throughout the 2 -block area; close
unused driveways.
(2) Construct curb and gutter in those sections where
no curb and gutter exists.
(3) Construct handicapped ramps and sidewalks at
street intersections.
F. Analysis
This proposal represents the applicant's desire to
expand upon an existing condominium development through
the Short -Form PUD process by adding additional units
that will be marketed mainly as rental ones. Staff is
very supportive of the developmental concept, and is
pleased to finally see an attempt made at completion of
the project; however, a significant -problem has been
found with the plan site density. It is felt that it
is overbuilt and not truly representative of the
Downtown Plan, which theoretically advocates densities
similar to that proposed, but in a high-rise building
scheme. Perhaps, more livable and open space can be
created by shifting the buildings around. The
applicant should investigate this. An alternate plan
should be submitted indicating parking design on the
additional lot if a railroad spur, which bisects the
lot, is not obtained.
G. Staff Recommendation
Approval, subject to comments made.
SUBDIVISION COMMITTEE REVIEW:
The Committee reviewed the application. The main issues
discussed concerned the density of the project, possible
opposition by neighboring property -owners and the submission
of an alternate plan on that site indicating all of the
property that the applicant is in control of or evidence of
control over the block that includes the railroad spur.
PLANNING COMMISSION ACTION:
By request of the applicant, a motion was made to withdraw
the item without prejudice. The vote: 10 ayes, 0 noes and
1 absent.