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HomeMy WebLinkAboutZ-4247 Staff AnalysisJune 12, 1984 SUBDIVISIONS Item No. 6 NAME: Cantrell Place West - A Condomiumium Development "PRD" (Z-4247) LOCATION: Southeast corner of Misty Lane and Cantrell Road AGENT/DESIGNER: Paul Davenport 4213 Wait Street Phone: 666-6186 nPURMPFR _ ENGINEER/APPLICANT: Mr. & Mrs. Bruce Constant Thomas Engineering Unit C-1201 Raven 3721 J.F.K. Boulevard Hot Springs, AR 79193 North Little Rock, AR 72116 Phone: 753-4463 AREA: 1.78 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: "R-2" (PRD Proposed) PROPOSED USES: 4 Condominium Detached Units A. Site History This was previously the site of one single family house, which was destroyed by fire. The site is currently vacant. B. Proposal 1. The construction of four detached condominium units on a tract of 1.78 acres at a density of two units per acre. 2. Units will consist of 2600 square feet of living space on a single level with a rear courtyard. All units will be constructed with masonry veneer and wood shake roofs. The design of development will be consistent with the area. 3. Ratio of land to building - 67,953:10,400. 4. Access will be provided at three points. Two are existing and off Cantrell. June 12, 1984 SUBDIVISIONS Item No. 6 - Continued 5. Landscaping will utilize as many existing trees as possible and a 6' high fence will be built around the building. 6. Financing and development will begin immediately after approval and a completion date is set for one year. C. Engineering Comments 1. Request only one driveway be planned from Cantrell Road. 2. Brick fence should be modified as needed to provide proper site distance at the driveways and at the corner of Misty Lane and Cantrell Road. D. Analysis Staff views this proposal as being very inappropriate for the area. The land would be better used as two large single family lots. Approving four units on one lot may prove detrimental to an area that consists of only single family homes. If approved by the Commission, the drive leading to Cantrell should be reduced to one. E. Staff Recommendation Denial. SUBDIVISION COMMITTEE REVIEW: The Committee reviewed the application. The issues were identified as: (1) elimination of one drive onto Cantrell; (2) substantial change in established character of land use in the area; and (3) Water Works easement (10'). PLANNING COMMISSION ACTION: The applicant was not present. Staff reported that no evidence of notification had been submitted and that the applicant had requested deferral so that he may prepare a more comprehensive plan. In light of the fact that there were 27 persons present from the neighborhood, the Chairman decided to listen to their concerns. He also informed the neighborhood that the applicant could legally subdivide the property into approximately four single family lots, the same density as proposed condominium project, but without the restrictions that could be placed on a PUD. June 12, 1984 SUBDIVISIONS Item No. 6 - Continued Mr. Robert Schultz, President of the Echo Valley Property Owners Association, represented the neighborhood. He expresed objection to the multifamily use of the site due to possible detrimental effects on existing houses, property values, land use and character of the area, which consists of large homes on lots two to six acres. He felt that the PUD use of the property could be leverage for other multifamily uses in the area, and if this was allowed, the ultimate result would be a change in the character of the neighborhood. He also felt that after meeting with Mr. Davenport, the neighborhood was more concerned with the practicality of his proposal than before. They now fear that he would not be able to do what is proposed financially, and that the ultimate development would be short-term rental units. After being asked by the staff, not one of the property owners present at the meeting indicated that they received notification. A motion for deferral was made and passed by a vote of 7 ayes, 0 noes and 4 absent. July 10, 1984 SUBDIVISIONS Item No. D NAME: Cantrell Place West - A Condomiumium Development "PRD" (Z-4247) LOCATION: Southeast corner of Misty Lane and Cantrell Road AGENT/DESIGNER: Paul Davenport 4213 Wait Street Phone: 666-6186 nPURMPER: ENGINEER/APPLICANT: Mr. & Mrs. Bruce Constant Thomas Engineering Unit C-1201 Raven 3721 J.F.K. Boulevard Hot Springs, AR 79193 North Little Rock, AR 72116 Phone: 753-4463 AREA: 1.78 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: "R-2" (PRD Proposed) PROPOSED USES: 4 Condominium Detached Units A. Site History This was previously the site of one single family house, which was destroyed by fire. The site is currently vacant. B. Pro o�sal 1. The construction of four detached condominium units on a tract of 1.78 acres at a density of two units per acre. 2. Units will consist of 2600 square feet of living space on a single level with a rear courtyard. All units will be constructed with masonry veneer and wood shake roofs. The design of development will be consistent with the area. 3. Ratio of land to building - 67,953:10,400. 4. Access will be provided at three points. Two are existing and off Cantrell. July 10, 1984 SUBDIVISIONS Item No. D - Continued 5. Landscaping will utilize as many existing trees as possible and a 6' high fence will be built around the building. 6. Financing and development will begin immediately - after approval and a completion date is set for one year. C. Engineering Comments 1. Request only one driveway be planned from Cantrell Road. 2. Brick fence should be modified as needed to provide proper site distance at the driveways and at the corner of Misty Lane and Cantrell Road. D. Analysis Staff views this proposal as being very inappropriate for the area. The land would be better used as two large single family lots. Approving four units on one lot may prove detrimental to an area that consists of only single family homes. If approved by the Commission, the drive leading to Cantrell should be reduced to one. E. Staff Recommendation Denial. SUBDIVISION COMMITTEE REVIEW: The Committee reviewed the application. The issues were identified as: (1) elimination of one drive onto Cantrell; (2) substantial change in established character of land use in the area; and (3) Water Works easement (10'). PLANNING COMMISSION ACTION: The applicant was not present. Staff reported that no evidence of notification had been submitted and that the applicant had requested deferral so that he may prepare a more comprehensive plan. In light of the fact that there were 27 persons present from the neighborhood, the Chairman decided to listen to their concerns. He also informed the neighborhood that the applicant could legally subdivide the property into approximately four single family lots, the same density as proposed condominium project, but without the restrictions that could be placed on a PUD. July 10, 1984 SUBDIVISIONS Item No. D - Continued Mr. Robert Schultz, President of the Echo Valley Property Owners Association, represented the neighborhood. He expressed objection to the multifamily use of the site due to possible detrimental effects on existing houses, property values, land use and character of the area, which consists of large homes on lots two to six acres. He felt that the PUD use of the property could be leverage for other multifamily uses in the area, and if this was allowed, the ultimate result would be a change in the character of the neighborhood. He also felt that after meeting with Mr. Davenport, the neighborhood was more concerned with the practicality of his proposal than before. They now fear that he would not be able to do what is proposed financially, and that the ultimate development would be short-term rental units. After being asked by the staff, not one of the property owners present at the meeting indicated that they received notification. A motion for deferral was made and passed by a vote of 7 ayes, 0 noes and 4 absent. SUBDIVISION COMMITTEE REVIEW: The original applicant was not present. Mr. Bob Richardson reported that he was the new representative and submitted a new plan. The new submission consisted of a preliminary plat which divides the property into four single family lots. There was a discussion on whether or not approval of these four lots, even though they meet lot size requirements, represented a detrimental effect on the surrounding values, whose lot sizes range from 2 to 4 acres. Staff was instructed to request a legal opinion relative to the discussion. PLANNING COMMISSION ACTION: As requested by the applicant, a motion for withdrawal was made and passed by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: The applicant requested that the item be withdrawn. A motion was made of 7 ayes, 0 noes and 4 absent. July 10, 1984 SUBDIVISIONS Item No. D NAME: LOCATION: AGENT/DESIGNER: Paul Davenport 4213 Wait Street Phone: 666-6186 nRVRT.nPRR s Cantrell Place West - A Condomiumium Development "PRD" (Z-4247) Southeast corner of Misty Lane and Cantrell Road ENGINEER/APPLICANT: Mr. & Mrs. Bruce Constant Thomas Engineering Unit C-1201 Raven 3721 J.F.K. Boulevard Hot Springs, AR 79193 North Little Rock, AR 72116 Phone: 753-4463 AREA: 1.78 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: "R-2" (PRD Proposed) PROPOSED USES: 4 Condominium Detached Units A. Site Histor This was previously the site of one single family house, which was destroyed by fire. The site is currently vacant. B. Proposal 1. The construction of four detached condominium units on a tract of 1.78 acres at a density of two units per acre. 2. Units will consist of 2600 square feet of living space on a single level with a rear courtyard. All units will be constructed with masonry veneer and wood shake roofs. The design of development will be consistent with the area. 3. Ratio of land to building - 67,953:10,400. 4. Access will be provided at three points. Two are existing and off Cantrell. July 10, 1984 SUBDIVISIONS Item No. D - Continued 5. Landscaping will utilize as many existing trees as possible and a 6' high fence will be built around the building. 6. Financing and development will begin immediately after approval and a completion date is set for one year. C. Engineering Comments 1. Request only one driveway be planned from Cantrell Road. 2. Brick fence should be modified as needed to provide proper site distance at the driveways and at the corner of Misty Lane and Cantrell Road. De Analysis Staff views this proposal as being very inappropriate for the area. The land would be better used as two large single family lots. Approving four units on one lot may prove detrimental Co an area that consists of only single family homes. If approved by the Commission, the drive leading to Cantrell should be reduced to one. E. Staff Recommendation Denial. SUBDIVISION COMMITTEE REVIEW: The Committee reviewed the application. The issues were identified as: (1) elimination of one drive onto Cantrell; (2) substantial change in established character of land use in the area; and (3) Water Works easement (10'). PLANNING COMMISSION ACTION: The applicant was not present. Staff reported that no evidence of notification had been submitted and that the applicant had requested deferral so that he may prepare a more comprehensive plan. In light of the fact that there were 27 persons present from the neighborhood, the Chairman decided to listen to their concerns. He also informed the neighborhood that the applicant could legally subdivide the property into approximately four single family lots, the same density as proposed condominium project, but without the restrictions that could be placed on a PUD. July 10, 1984 SUBDIVISIONS Item No. D - Continued Mr. Robert Schultz, President of the Echo Valley Property Owners Association, represented the neighborhood. He expressed objection to the multifamily use of the site due to possible detrimental effects on existing houses, property values, land use and character of the area, which consists of large homes on lots two to six acres. He felt that the PUD use of the property could be leverage for other multifamily uses in the area, and if this was allowed, the ultimate result would be a change in the character of the neighborhood. He also felt that after meeting with Mr. Davenport, the neighborhood was more concerned with the practicality of his proposal than before. They now fear that he would not be able to do what is proposed financially, and that the ultimate development would be short-term rental units. After being asked by the staff, not one of the property owners present at the meeting indicated that they received notification. A motion for deferral was made and passed by a vote of 7 ayes, 0 noes and 4 absent. SUBDIVISION COMMITTEE REVIEW: The original applicant was not present. Mr. Bob Richardson reported that he was the new representative and submitted a new plan. The new submission consisted of a preliminary plat which divides the property into four single family lots. There was a discussion on whether or not approval of these four lots, even though they meet lot size requirements, represented a detrimental effect on the surrounding values, whose lot sizes range from 2 to 4 acres. Staff was instructed to request a legal opinion relative to the discussion. PLANNING COMMISSION ACTION: As requested by the applicant, a motion for withdrawal was made and passed by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: The applicant requested that the item be withdrawn. A motion was made of 7 ayes, 0 noes and 4 absent.