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HomeMy WebLinkAboutZ-4343-V Staff AnalysisFILE NO.: Z -4343-V NAME: Parkland Heights Revised Long -form PD -R LOCATION: Located at the North end of Chenonceau Boulevard DEVELOPER: ARD Real Estate LLC - Dr. Shabbir Dharamsey 7200 South Hazel Street Pine Bluff, AR 71603 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.4 acres NUMBER OF LOTS: 104 FT. NEW STREET: 0 LF CURRENT ZONING; PD -R ALLOWED USES: Townhouse/Condominiums Development — 7 Units PROPOSED ZONING: Revised PD -R PROPOSED USE: To revise the structure type proposed for the eastern portion of the site. VARIANCESANAIVERS REQUESTED: None requested. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260 -unit apartment complex just south of this site. The development included eleven buildings and a clubhouse/office building. The development was never constructed. Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to atlow a waiver of the Subdivision requirements with regard to double frontage lots (S -285-S). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development (exclusive of the apartment development on Tract G) which abuts or takes access to FILE NO.: Z -4343-V Cont.) Patrick Country Road at the southwest corner of the Ranch, Tract G; 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. On May 1, 2003, the Little Rock Planning Commission approved a site plan review for the proposed construction of 260 apartment units on 15.1 acres located immediately south of the proposed site. The site was proposed as a limited access with the placement of gates along Chenonceau Boulevard. The applicant was granted a deferral of boundary street improvements to Patrick Country Road based on the previous commitment. Since no access from the apartments was being proposed the deferral approved in 1994 was extended to the proposed development. On January 20, 2005, the developer requested to revise the agreement for the Master Street Plan requirement to allow the development of Tract E-2 and allow the construction of an access drive onto Patrick Country Road along the north side of Tract E-2 without constructing the entire roadway_ Tract E-2 is located on the Northeast corner of Cantrell Road and Patrick Country Road. The developer proposed to construct the required improvements adjacent to Tract E-2 as a part of the proposed final platting or approximately 250 -feet from Cantrell Road. The developer indicated various development scenarios for the property in the area that would result in a change in status of Patrick Country Road, north of the Baptist Church property located to the west of Tract E. The developer requested additional time for adjacent development to occur which would further dictate the need for the proposed roadway. The Commission allowed an additional two year deferral of the required street improvements to Patrick Country Road to allow the applicant additional time to seek a Master Street Plan amendment. To date a Master Street Plan amendment has not been filed. Ordinance No. 19,502 adopted by the Little Rock Board of Directors on March 21, 2006, established Parkland Heights Long -form PD -R. The development was proposed with 84 two story townhomes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half story condominiums ranging from 2,460 to 3,130 square feet. Amenities included a 2,500 square foot clubhouse, pool, putting green, playground half -court basketball, and walking and biking path. The project was to be constructed in two phases with the first phase to include the site improvements, grading, roads, and infrastructure, (18) condominiums, (34) townhouse and the complete amenities package. The second phase consisted of the completion of the remaining 50 townhomes. Landscaping and buffering was approved as reflected on the current site plan. A two-year deferral of the improvements to Patrick Country Road was approved allowing one additional year to complete the improvements. 2 FILE NO.: Z -4343-V Cont. Ordinance No. 19,632 adopted by the Little Rock Board of Directors on November 21, 2006, allowed a revision to the previously approved PD -R. The approval allowed the creation of lot lines along the common walls of the previously proposed units. There were no other changes proposed for the development A. PROPOSAUREQUEST: The request is an amendment to the previously approved PD -R to allow the construction of seven (7) two-story units previously shown for development of three (3) one and one-half story units. The lots are- being proposed as Townhouse lots as defined in Section 31-233 of the Subdivision Ordinance. The lots have been indicated in excess of the typically minimum lot width, depth and lot area. According to Section 31-233 lots should have a minimum lot width of 22 -feet, a minimum lot depth of 80 -feet and a minimum lot area of 2,000 square feet. Building lines are to conform to building locations as shown on the generalized site plan. The average lot size proposed is 31 -feet by 124 -feet or 3,844 square feet. B. EXISTING CONDITIONS: Phase I of the development is currently under construction. The developers have constructed three of the patio home buildings and five of the townhouse buildings. The private streets are in place to serve the Phase I portion of he development. The area proposed for development with the current application request was previously graded. There is little ground cover on this portion of the development. There is a single-family subdivision located to the east of the site with Buckland Road terminating at the western property line of this development. An emergency access has been provided through this development to Buckland Drive. South of the site is an apartment complex accessed from Chenonceau Boulevard. North of the site is undeveloped R-2, Single-family zoned property. South of the site is vacant 0-1, Quiet Office District and C-3, General Commercial District zoned property. South of the site are office uses and a private school. Chenonceau Boulevard terminates at the development. Chenonceau Boulevard is constructed as a two lane street constructed to Master Street Pian standard. Patrick Country Road located along the western boundary of the entire development and is an unimproved narrow roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Coalition of West Little Rock Neighborhoods, the Chevaux Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. 3 FILE NO.: Z -4343-V Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity calculation required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enema: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. An additional 2 -inch service lines will need to be installed by the developer. Contact Central Arkansas Water for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus Route #25 — the Highway 10 Express Route is located along Cantrell Road to the south. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a revised Planned Development Residential. The request does not require a change to the Land Use Plan. Master Street Plan: Chenonceau Boulevard is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicvcle Plan: There are no bike routes planned for the immediate vicinity M FILE NO.: Z -4343-V Cont. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 2, 2009) Mr. Tim Daters was present representing the applicant. Staff presented the item stating there were no outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: There were no issues raised at the July 2, 2009, Subdivision Committee meeting in need of addressing via a revised site plan. The request is to allow an amendment to the previously approved PD -R to allow the construction of seven (7) two-story units each contained on a lot which was identified on the originally approved site plan for three (3) one and one-half story units each contained on a lot. The lots as currently proposed are Townhouse lots as defined in Section 31-233 of the Subdivision Ordinance. The lots are indicated in excess of the typically minimum lot width, depth and lot area for Townhouse developments. According to Section 31-233 lots should have a minimum lot width of 22 -feet, a minimum lot depth of 80 -feet and a minimum lot area of 2,000 square feet. Five (5) of the lots are indicated with a lot width of 30 -feet and two (2) of the lots are indicated with a lot width of 35 -feet. The lot depth ranges from 106 -feet to 124 -feet. The building lines conform to building locations as shown on the generalized site plan as required by Section 31-233. Staff is supportive of the request. The developers are proposing the placement of seven (7) units on the site constructed as a four-plex and a triplex. The units are proposed of similar construction materials and style as the units located to the north of the proposed development area. To staff's knowledge there are no outstanding technical issues associated with the request. The street deferral request to Patrick Country Road is still valid. The improvements will be required as noted in Paragraphs I of the Background section of this report. Staff feels the construction of the new townhomes as proposed should not significantly impact the development or the adjacent property. 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. 5 FILE NO.: Z -4343-V PLANNING COMMISSION ACTION: (JULY 23, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 July 23, 2009 ITEM N NAME: Parkland Heights Revised Long -form PD -R LOCATION: Located at the North end of Chenonceau Boulevard DEVELOPER: ARD Real Estate LLC - Dr. Shabbir Dharamsey 7200 South Hazel Street Pine Bluff, AR 71603 FNC;INFFR White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.4 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 104 1 -RIS_ FILE NO.: Z -4343-V FT. NEW STREET: 0 LF Townhouse/Condominiums Development — 7 Units Revised PD -R PROPOSED USE: To revise the structure type proposed for the eastern portion of the site. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260 -unit apartment complex just south of this site. The development included eleven buildings and a clubhouse/office building. The development was never constructed. Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the Subdivision requirements with regard to double frontage lots (S -285-S). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development July 23, 2009 SUBDIVISION ITEM NO.: 5 (Cont.). FILE NO.: Z -4343-V (exclusive of the apartment development on Tract G) which abuts or takes access to Patrick Country Road at the southwest corner of the Ranch, Tract G. 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. On May 1, 2003, the Little Rock Planning Commission approved a site plan review for the proposed construction of 260 apartment units on 15.1 acres located immediately south of the proposed site. The site was proposed as a limited access with the placement of gates along Chenonceau Boulevard. The applicant was granted a deferral of boundary street improvements to Patrick Country Road based on the previous commitment. Since no access from the apartments was being proposed the deferral approved in 1994 was extended to the proposed development. On January 20, 2005, the developer requested to revise the agreement for the Master Street Plan requirement to allow the development of Tract E-2 and allow the construction of an access drive onto Patrick Country Road along the north side of Tract E-2 without constructing the entire roadway. Tract E-2 is located on the Northeast corner of Cantrell Road and Patrick Country Road. The developer proposed to construct the required improvements adjacent to Tract E-2 as a part of the proposed final platting or approximately 250 -feet from Cantrell Road. The developer indicated various development scenarios for the property in the area that would result in a change in status of Patrick Country Road, north of the Baptist Church property located to the west of Tract E. The developer requested additional time for adjacent development to occur which would further dictate the need for the proposed roadway. The Commission allowed an additional two year deferral of the required street improvements to Patrick Country Road to allow the applicant additional time to seek a Master Street Plan amendment. To date a Master Street Plan amendment has not been filed. Ordinance No. 19,502 adopted by the Little Rock Board of Directors on March 21, 2006, established Parkland Heights Long -form PD -R. The development was proposed with 84 two story townhomes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half story condominiums ranging from 2,460 to 3,130 square feet. Amenities included a 2,500 square foot clubhouse, pool, putting green, playground half -court basketball, and walking and biking path. The project was to be constructed in two phases with the first phase to include the site improvements, grading, roads, and infrastructure, (18) condominiums, (34) townhouse and the complete amenities package. The second phase consisted of the completion of the remaining 50 townhomes. Landscaping and buffering was approved as reflected on the current site plan. 2 July 23, 2009 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: Z -4343-V A two-year deferral of the improvements to Patrick Country Road was approved allowing one additional year to complete the improvements. Ordinance No. 19,632 adopted by the Little Rock Board of Directors on November 21, 2006, allowed a revision to the previously approved PD -R. The approval allowed the creation of lot lines along the common walls of the previously proposed units. There were no other changes proposed for the development 0 PROPOSAUREQUEST: The request is an amendment to the previously approved PD -R to allow the construction of seven (7) two-story units previously shown for development of three (3) one and one-half story units. The lots are being proposed as Townhouse lots as defined in Section 31-233 of the Subdivision Ordinance. The lots have been indicated in excess of the typically minimum lot width, depth and lot area. According to Section 31-233 lots should have a minimum lot width of 22 -feet, a minimum lot depth of 80 -feet and a minimum lot area of 2,000 square feet. Building lines are to conform to building locations as shown on the generalized site plan. The average lot size proposed is 31 -feet by 124 -feet or 3,844 square feet. B. EXISTING CONDITIONS: Phase I of the development is currently under construction. The developers have constructed three of the patio home buildings and five of the townhouse buildings. The private streets are in place to serve the Phase I portion of the development. The area proposed for development with the current application request was previously graded. There is little ground cover on this portion of the development. There is a single-family subdivision located to the east of the site with Buckland Road terminating at the western property line of this development. An emergency access has been provided through this development to Buckland Drive. South of the site is an apartment complex accessed from Chenonceau Boulevard. North of the site is undeveloped R-2, Single-family zoned property. South of the site is vacant 0-1, Quiet Office District and C-3, General Commercial District zoned property. South of the site are office uses and a private school. Chenonceau Boulevard terminates at the development. Chenonceau Boulevard is constructed as a two lane street constructed to Master Street Plan standard. Patrick Country Road located along the western boundary of the entire development and is an unimproved narrow roadway with open ditches for drainage. 3 July 23, 2009 SUBDIVISION ITEM NO.: 5 (Cont. C I E F. NEIGHBORHOOD COMMENTS: FILE NO.: Z -4343-V As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Coalition of West Little Rock Neighborhoods, the Chevaux Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity calculation required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. An additional 2 -inch service lines will need to be installed by the developer. Contact Central Arkansas Water for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning.- No comment. CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus Route #25 — the Highway 10 Express Route is located along Cantrell Road to the south. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a revised Planned Development Residential. 51 July 23, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4343-V The request does not require a change to the Land Use Plan. Master Street Plan: Chenonceau Boulevard is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes planned for the immediate vicinity. Neiahborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape. No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 2, 2009) Mr. Tim Daters was present representing the applicant. Staff presented the item stating there were no outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no issues raised at the July 2, 2009, Subdivision Committee meeting in need of addressing via a revised site plan. The request is to allow an amendment to the previously approved PD -R to allow the construction of seven (7) two-story units each contained on a lot which was identified on the originally approved site plan for three (3) one and one-half story units each contained on a lot. The lots as currently proposed are Townhouse lots as defined in Section 31-233 of the Subdivision Ordinance. The lots are indicated in excess of the typically minimum lot width, depth and lot area for Townhouse developments. According to Section 31-233 lots should have a minimum lot width of 22 -feet, a minimum lot depth of 80 -feet and a minimum lot area of 2,000 square feet. Five (5) of the lots are indicated with a lot width of 30 -feet and two (2) of the lots are indicated with a lot width of 35 -feet. The lot depth ranges from 106 -feet to 124 -feet. The building lines conform to building locations as shown on the generalized site plan as required by Section 31-233. Staff is supportive of the request. The developers are proposing the placement of seven (7) units on the site constructed as a four-plex and a triplex. The units are proposed of similar construction materials and style as the units located to the north of the proposed development area. To staffs knowledge there are no 5 July 23, 2009 SUBDIVISION ITEM NO.: 5 Cont. _ FILE NO.: Z -4343-V outstanding technical issues associated with the request. The street deferral request to Patrick Country Road is still valid. The improvements will be required as noted in Paragraphs I of the Background section of this report. Staff feels the construction of the new townhomes as proposed should not significantly impact the development or the adjacent property. 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: (JULY 23, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 9 ITEM NO.: 5. _ Z -4343-V NAME: Parkland Heights Revised Long -form PD -R LOCATION: located at the North end of Chenonceau Boulevard Planning Staff Comments: 1. Provide notification of all property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 8, 2009. The Office of Planning and Development must receive the proof of notice no later than July 17, 2009. VariancelWaivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity calculation required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. An additional 2 -inch service lines will need to be installed by the developer. Contact Central Arkansas Water for additional information. Fife Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning- No comment. CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus Route #25 — the Highway 10 Express Route is located along Cantrell Road to the south. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a revised Planned Development Residential. Item # 5. The request does not require a change to the Land Use Plan. Master Street Plan: Chenonceau Boulevard is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan; There are no bike routes planned for the immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 8, 2009. Item # 5.