HomeMy WebLinkAboutZ-4343-U Staff AnalysisFILE NO.: Z -4343-U
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 L.F.
CURRENT ZONING- PD -R
ALLOWED USES: Townhouse/Condominiums Development — 102 Units
PROPOSED ZONING: Revised PD -R
PROPOSED USE: To allow the creation of lots.
VARIANCESNVAIVERS 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
(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
FILE NO.: Z -4343-U (Cont.)
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 town homes 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 town
homes. 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 by a
separate action of the Board of Directors.
A. PROPOSAL/REQUEST:
The applicant is proposing a revision to the previously approved Planned
Residential Development to allow the creation of lot lines along the common
walls of the previously proposed units. There are no other changes being
proposed for the proposed development.
2
FILE NO.: Z -4343-U Cont.)
B. EXISTING CONDITIONS:
Currently Phase I of the previously approved plan is under construction. There is
a single-family subdivision located to the east of the site and apartments located
to the south of the site. The remainder of the area is undeveloped and currently
zoned R-2, Single-family. Patrick Country Road located along the western
boundary is an unimproved narrow roadway with open ditches for drainage.
South of the site is a private school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 260 -feet of the site, all residents
located within 360 -feet of the site who could be identified and the Aberdeen
Court Property Owners Association, the Johnson Ranch Neighborhood
Association and the Margeaux Place Property Owners Association were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
No comment. — All previous comments apply.
E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Waterlines will become public mains if lots are
subdivided and All Central Arkansas Water requirements in effect at the time of
request for water service must be met. All Central Arkansas Water requirements
in effect at the time of request for water service must be met per the contract
issued to serve this project by Central Arkansas Water.
Fire Department: Approved as submitted.
County Planning- No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
3
FILE NO.: Z -4343-U (Cont.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Pinnacle Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied
for a revised long form PD -R to revise a previously approved Planned Residential
Development to allow the creation of lots for the sale of ground with each of the
previously approved units.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chenonceau Boulevard is shown as a Local Street on the
Master Street Plan. This street may require dedication of right-of-way and may
require street improvements. 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: A Class II bike route is shown running west of Chenonceau on
Cantrell Road. A Class II bikeway is located on the street as either a 5 foot
shoulder or six foot marked bike lane. A Class III bike route is shown running
south on Chenonceau from Cantrell Road. A Class III bikeway is a signed route
on a street shared with traffic.
City Recognized Neighborhood_ Action Plan: The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
Landscape:
1. All prior approvals apply from both the Planning Commission and the City
Beautiful Commission.
G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006)
Mr. Tim Daters was present representing the request. Staff stated the proposed
development was to allow the creation of lot lines with no other modifications to
the previously proposed site plan or approvals. Staff requested Mr. Daters
provide a note indicating cross access and cross parking on the proposed site
plan. Staff also requested Mr. Daters correct the title block of the proposed site
plan indicating a revised Planned Residential Development.
Staff noted there were no additional comments from the Public Works
Department and no additional landscaping comments.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
n
FILE NO.: Z -4343-U Cont.
and clarification. There was no further discussion of the item. 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 most of the issues
raised at the October 5, 2006, Subdivision Committee meeting. The applicant
has indicated cross access and cross parking within the proposed development.
Tracts have been indicated as common areas and according to the applicant a
Homeowners Association will maintain these common areas. The title block
indicates the development as a Planned Residential Development as requested
by staff.
The proposal is to allow a revision to a previously approved Planned Residential
Development to allow the creation of lot lines along the common walls of the
previously proposed units. There are no other changes being proposed for the
proposed development. 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 40 -feet by 100 -feet or 4,000 square
feet.
Staff is supportive of the request. The development is proposed to allow the
transfer of property to prospective homeowners within the development. There
are no other modifications being proposed with this proposed amendment. Staff
does not feel the creation of lots within the development will have any adverse
impact on the area or any adjoining properties.
AFF RECOMMENDATIONS:
Staff recommends approval of the request to amend the previously approved
PD -R to allow the creation of lot lines within the development to allow the transfer
of property with the proposed units subject to compliance with the comments and
conditions as outlined in paragraphs D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION:
The applicant was present representing
objectors present. Staff presented the iter
request to amend the previously approved
(OCTOBER 26, 2006)
the request. There were no registered
n with a recommendation of approval of the
PD -R to allow the creation of lot lines within
the development to allow the transfer of property with the proposed units subject to
compliance with the comments and conditions as 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. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
5
October 26, 2006
ITEM NO.: 11
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
ILE NO.: Z -4343-U
AREA: 18.4 acres NUMBER OF LOTS: 104 FT. NEW STREET: 0 L.F.
CURRENT ZONING: PD -R
ALLOWED USES: Townhouse/Condominiums Development -102 Units
PROPOSED ZONING: Revised PD -R
PROPOSED USE: To allow the creation of lots.
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 clubhouseloffice 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
October 26, 2006
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -4343-U
(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 town homes 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 town
homes. 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 by a
separate action of the Board of Directors.
2
October 26, 2006
SUBDIVISION
ITEM NO.: 11 Cont. FILE NO.: Z -4343-U
A. PROPOSAL/REQUEST:
The applicant is proposing a revision to the previously approved Planned
Residential Development to allow the creation of lot lines along the common
walls of the previously proposed units. There are no other changes being
proposed for the proposed development.
B. EXISTING CONDITIONS:
Currently Phase I of the previously approved plan is under construction. There is
a single-family subdivision located to the east of the site and apartments located
to the south of the site. The remainder of the area is undeveloped and currently
zoned R-2, Single-family. Patrick Country Road located along the western
boundary is an unimproved narrow roadway with open ditches for drainage.
South of the site is a private school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200 -feet of the site, all residents
located within 300 -feet of the site who could be identified and the Aberdeen
Court Property Owners Association, the Johnson Ranch Neighborhood
Association and the Margeaux Place Property Owners Association were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
No comment.—All previous comments apply.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: Waterlines will become public mains if lots are
subdivided and All Central Arkansas Water requirements in effect at the time of
request for water service must be met. All Central Arkansas Water requirements
3
October 26, 2006
SUBDIVISION
NO.: 11 Cont. FILE NO.- Z -4343-U
in effect at the time of request for water service must be met per the contract
issued to serve this project by Central Arkansas Water.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Pinnacle Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied
for a revised long form PD -R to revise a previously approved Planned Residential
Development to allow the creation of lots for the sale of ground with each of the
previously approved units.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chenonceau Boulevard is shown as a Local Street on the
Master Street Plan. This street may require dedication of right-of-way and may
require street improvements. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets which are abutted by
non-residential zoningluse or more intensive zoning than duplexes are
considered as "Commercial Streets'. These streets have a design standard the
same as a Collector.
Bicycle Plan: A Class II bike route is shown running west of Chenonceau on
Cantrell Road. A Class II bikeway is located on the street as either a 5 foot
shoulder or six foot marked bike lane. A Class III bike route is shown running
south on Chenonceau from Cantrell Road. A Class III bikeway is a signed route
on a street shared with traffic.
C1�Recognized Neighborhood Action Plan: The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
Landscape:
1. All prior approvals apply from both the Planning Commission and the City
Beautiful Commission.
Il
October 26, 2006
ITEM NO.: 11(Cont.) FILE NO.: Z -4343-U
G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006)
Mr. Tim Daters was present representing the request. Staff stated the proposed
development was to allow the creation of lot lines with no other modifications to
the previously proposed site plan or approvals. Staff requested Mr. Daters
provide a note indicating cross access and cross parking on the proposed site
plan. Staff also requested Mr. Daters correct the title block of the proposed site
plan indicating a revised Planned Residential Development.
Staff noted there were no additional comments from the Public Works
Department and no additional landscaping comments.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. 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 most of the issues
raised at the October 5, 2006, Subdivision Committee meeting. The applicant
has indicated cross access and cross parking within the proposed development.
Tracts have been indicated as common areas and according to the applicant a
Homeowners Association will maintain these common areas. The title block
indicates the development as a Planned Residential Development as requested
by staff.
The. proposal is to allow a revision to a previously approved Planned Residential
Development to allow the creation of lot lines along the common walls of the
previously proposed units. There are no other changes being proposed for the
proposed development. 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 40 -feet by 100 -feet or 4,000 square
feet.
Staff is supportive of the request. The development is proposed to allow the
transfer of property to prospective homeowners within the development. There
are no other modifications being proposed with this proposed amendment. Staff
does not feel the creation of lots within the development will have any adverse
impact on the area or any adjoining properties.
5
October 26, 2006
UBDIVISION
ITEM NO.: 11 (Cont.
STAFF RECOMMENDATIONS:
FILE NO.: Z -4343-U
Staff recommends approval of the request to amend the previously approved
PD -R to allow the creation of lot lines within the development to allow the transfer
of property with the proposed units subject to compliance with the comments and
conditions as outlined in paragraphs D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 26, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request to amend the previously approved PD -R to allow the creation of lot lines within
the development to allow the transfer of property with the proposed units subject to
compliance with the comments and conditions as 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. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
C:1
ITEM NO.: 11.
NAME: Parkland Heights Revised Long -form PD -R
LOCATION: located at the North end of Chenonceau Boulevard
Planning Staff Comments:
1. Provide notification of 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 October 11, 2006. The Office of
Planning and Development must receive the proof of notice no later than October
20, 2006.
2. Provide a note indicating cross access and cross parking on the site.
3. Patrick Country Road was approved a two year deferral of the required street
improvements.
4. The previous agreement indicated all construction access would access the site
from Chenonceau Boulevard.
5. Correct the title block of the site plan. The request is a revision to the previously
approved Planned Residential Development.
Variance/Waivers: None requested.
Public Works Conditions:
No comment. — All previous comments apply.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Waterlines will become public mains if lots are subdivided
and All Central Arkansas Water requirements in effect at the time of request for water
service must be met. All Central Arkansas Water requirements in effect at the time of
request for water service must be met per the contract issued to serve this project by
Central Arkansas Water.
Item # 11
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: This request is located in the Pinnacle Planning District. The Land
Use Plan shows Multi Family for this property. The applicant has applied for a revised
long form PD -R to revise a previously approved Planned Residential Development to
allow the creation of lots for the sale of ground with each of the previously approved
units.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chenonceau Boulevard is shown as a Local Street on the Master
Street Plan. This street may require dedication of right-of-way and may require street
improvements. 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: A Class II bike route is shown running west of Chenonceau on Cantrell
Road. A Class II bikeway is located on the street as either a 5 foot shoulder or six foot
marked bike lane. A Class III bike route is shown running south on Chenonceau from
Cantrell Road. A Class III bikeway is a signed route on a street shared with traffic.
City Recognized Neighborhood Action Plan: The property under review is not located in
an area covered by a City of Little Rock recognized neighborhood action plan.
Landscape:
1. All prior approvals apply from both the Planning Commission and the City Beautiful
Commission.
Revised iat! Ian: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, October 11, 2006.
Item # 11