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HomeMy WebLinkAboutZ-4343-BB Staff AnalysisFILE NO.: Z -4343 -BB NAME: Parkland Heights Revised Long -form PD -R LOCATION: Located North of Chenonceau Boulevard and East of Patrick County Road DEVELOPER: Parkland Heights Ranch Properties LLC c/o Williams and Dean Architects 18 Corporate Hill Road, Suite 210 Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.5 acres CURRENT ZONING ALLOWED USES: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PD -R Condominium and Townhouse Units PROPOSED ZONING: Revised PD -R PROPOSED USE: Add multi -family as an allowable use VARIANCESMAIVERS REQUESTED: A variance from the City's Land Alteration Ordinance to allow grading of multiple phases with the development of the first phase of construction. BACKGROUND: 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 FILE NO.: Z -4343 -BB (Cont. 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. (Z -4343-R) 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. (Z -4343-U) Ordinance No. 20,145 adopted by the Little Rock Board of Directors on August 18, 2009, allowed a revision to the approved PD -R. To revision was to allow a change in the structure type of the homes proposed for the eastern portion of the site. The approval allowed the construction of seven (7) two-story units which was previously shown for development of three (3) one and one-half story units for a net gain of four (4) units within the development. (Z -4343-V) Ordinance No. 20,610 adopted by the Little Rock Board of Directors on July 17, 2012, amended the Master Street Plan to relocate the proposed collector street from Patrick County Road to Valley Ranch Drive. The Little Rock Board of Directors adopted Ordinance No. 20,612 on July 17, 2012, which abandoned the right of way for Patrick County Road from north of the existing bridge near Cantrell Road to the intersection of Valley Ranch Drive which was to be extended prior to the physical closure of Patrick County Road. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The development is located at the end of Chenonceau Boulevard. The Clubhouse and a number of the residential units have been completed. Located south of the clubhouse nine (9) units in three (3) two-story buildings have been completed. Within this area there are an additional six (6) units in two (2) two-story buildings (triplexes) proposed and seven (7) additional attached units of two-story townhomes located near the eastern property line. Located north of the clubhouse are twelve (12) buildings containing two (2) units each (duplexes) each two-story. The homes range in square footage from 2,024 to 3,100 square feet. The developer is proposing to amend the previously approved PD -R for the western portion of the site. In -lieu of constructing 60 two-story townhouse units, the developer is proposing to construct a more traditional apartment style development within seven (7) buildings and containing 152 units. The buildings are proposed as three/two split level buildings with the front being three -stories and the rear two -stories. Within this development area a second clubhouse and pool facility will be added. K FILE NO.: Z -4343 -BB B. EXISTING CONDITIONS - A portion of the Phase I part of the development has been completed and a large number of the buildings in the Phase II portion are complete. The developers have constructed three of the patio home buildings and eight of the townhouse buildings with four buildings under construction. The private streets are in place to serve the phases currently under construction. The area proposed for development with the current application request was previously graded. 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. The right of way for Patrick Country Road which is located along the western boundary of this development was recently abandoned but retained as a utility and drainage easement. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site, the Aberdeen Court Property Owners Association, the Chevaux Court Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required only on the portion of Patrick Country not proposed to be abandoned. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to that part of Patrick Country Road not proposed to be abandoned including 5 -foot sidewalks with the planned development. 3. A turn around must be provided 80 feet in length for emergency vehicles. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 3 FILE NO_: Z -4343 -BB (Cont. 5. 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. If advanced grading is being requested, a variance must be obtained. 6. 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. 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operation on private property. 8. The divided drives within the development should be one way for vehicle movement. 9. The back out parking spaces near Unit 5B should be removed due to conflict with vehicles access the western residential units. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Additional easement will be required as electric utilities are designed for this project. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. This development will have minor impact of the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expanse. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to 4 FILE NO.: Z -4343 -BB (Cont. this project in additional to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expanse of the developer. Due to the nature of the facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. There must be two ways to enter and exit the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road just south of this site. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from PDR (Planned District Residential) to PDR (Planned District Residential) to allow for the development of residential at an increased density on the site. The proposed density for the development area is close to 19 units per acre which is in the Residential High Density range rather than RL. The density of the overall development is 10.7 units per acres. Master Street Plan: Patrick Country Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide 5 FILE NO.: Z -4343 -BB (Cont. access to adjacent properties. 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. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Property to the north is zoned residential; therefore, the Zoning Ordinance requires an average thirty-four (34') foot wide land use buffer. The buffer ordinance requires that seventy percent (70%) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". 3. A 50 -foot street buffer is required along Patrick Country Road in the area not to be abandoned. 4. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. These interior islands are to be evenly distributed throughout the site. The proposed plan does not currently reflect this minimum requirement. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the full Commission acting on the request. Staff requested building elevations, construction materials and the phasing plan. Staff questioned the A FILE NO.: Z -4343 -BB (Cont. timing for construction of the clubhouse and pool. Staff questioned the note concerning the deferral of Patrick County Road. Staff requested Mr. Daters verify the location of the abandonment of Patrick County Road which was recently approved by the Board of Directors. Staff noted any required street improvements were required to be constructed with the proposed development. Public Works comments were addressed. Staff stated the emergency turn around along the western portion of the property should be a minimum of 80 -feet. Staff stated the width of the divided drives within the development should be decreased and signed as one-way. Staff stated the parking spaces located near Unit 5B should be removed to minimize traffic conflicts of residents backing into the access drive to serve the multi -family to the west. Landscaping comments were addressed. Staff stated a 50 -foot buffer was required along the area of Patrick County Road which was not proposed for abandonment. Staff stated the property to the north was zoned residentially and would require screening and preservation of an undisturbed buffer. Staff also stated an automatic irrigation system was required to water landscaped areas. 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 a number of the issues raised at the July 11, 2012, Subdivision Committee meeting. The revised plan and/or cover letter has provided building elevations, construction materials and the phasing plan. The revised plan also indicates the emergency turn -around as requested by public works staff. The revised plan indicates all the portion of Patrick County Road abutting the development was recently abandoned by the Little Rock Board of Directors. The request is to revise the previously approved PD -R for the western portion of the site. The applicant has constructed a number of the townhomes and the condominium units and is now proposing to construct a more traditional style multi -family building. The rear of the buildings on the northern portion of the site are two levels with a third level fronting the parking area and the southern buildings are two levels fronting the parking area and three levels on the rear (south). The maximum building height proposed is 38 -feet at the mid point of the roof. The exterior materials for the project include 25 percent to 35 percent masonry, brick or stone and 50 percent stucco. The balance of the exterior building materials will be composite (Hardy Plank) siding for trim and accent. The roof materials will be architectural shingles. The area proposed for the revision contains 7.8 acres and is proposed with 152 units or 19.48 units per acre. The units are proposed as one and two V7 FILE NO.: Z -4343 -BB (Cont bedroom units. 64 of the units will be one bedroom and one bath containing 675 square feet, 12 units are proposed with two bedrooms and two baths containing 950 square feet and 76 of the units will contain two bedrooms and two baths and 1,100 square feet. There are three building types proposed. Four of the buildings are Type 1 which is a 2 Y2 story building. Two of the buildings are Type 1A which is a three story building and 1 building is a Type 2 building which is also a three story building. The area proposed for revision contains 212 parking spaces to serve the 152 units. The zoning ordinance would typically require the placement of one and one-half parking spaces per unit for a total of 228 parking spaces. Staff does not feel the reduced number of parking spaces will adversely impact the development. The revised plan has not removed the parking spaces backing into the drive near Building 5 of the townhouse portion of the development. The applicant states the desire is to retain these spaces since the mail kiosk is located adjacent to these parking spaces. Staff feels the parking spaces backing into the drive should be removed and replaced with two parallel parking spaces. This would still allow residents to park and pick up their mail but would eliminate conflicting traffic movements with residents backing into the driveway. The drive isles within the western portion of the development have been narrowed as requested by staff. The drives continue to contain a landscaped median. The drives are 22 -feet wide and will be signed as one-way. The developer has stated he desires to construct the drives with the additional paving and the landscape median to enhance the site and provide additional landscaping within the development. The site plan includes the placement of covered parking on the site. A note on the site plan states the final location of the carports will be determined at the time of site development. The height of the carports will not exceed the height allowed in the R-2, Single-family Zoning District. The number of covered parking spaces will not exceed 150 parking spaces. The plan indicates the northern land use buffer as required by the zoning and buffer ordinance. The applicant has indicated the percentage of the buffer area to remain undisturbed is as required by the buffer ordinance. The screening material has not been determined but will be provided along the northern perimeter as required by the zoning ordinance. The request includes a variance from the City's Land Alteration Ordinance to allow grading of multiple phases with the development of the first phase. The applicant has indicated grading outside the limits proposed for construction during a specific phase would allow for the site to balance. The applicant has indicated the each of the buildings will be constructed as a single phase. 0 FILE NO.: Z -4343 -BB Although the density of this portion of the site is 19.48 units per acre when reviewing the entire development the density is less than eleven (11) units per acre. This site is shown on the City's Future Land Use Plan as Residential Low which allows for development at a density of up to six (6) units per acre. The property abutting this portion of the area and multi -family development to the south is shown on the City's Future Land Use Plan as Residential High which allows for the development of more than twelve (12) units per acre and the zoning of the property is MF -18. Staff does not feel the increase in the density for the development will adversely impact the overall development or the area. The development as currently developing and as proposed allows for a mixture of housing types within this single development. The height of the building along the northern portion of the site has not changed and the change in the overall site plan should have minimal impact on the adjoining property. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the requested revision to the PD -R to allow the development as proposed is appropriate. 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. Staff recommends the six (6) parking spaces located near building 5A of the townhouse development be removed and replaced with two (2) parallel parking spaces. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading within future phases of the development with the construction of a building in an earlier phase. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was present. There were no registered objectors present. Staff stated the applicant had submitted a revised cover letter dated August 2, 2012, outlining details of a vegetative buffer along the northern perimeter and provided clarification of the proposed fencing. Staff stated this letter would become a part of the condition of the approval. 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. Staff presented a recommendation the six (6) parking spaces located near building 5A of the townhouse development be removed and replaced with two (2) parallel parking spaces. Staff presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading within future phases of the development with the construction of a building in an earlier phase. 9 FILE NO.: Z-4343-BB(Cont.) There was no further discussion of the item. The Chair placement of the item of the Consent Agenda for approval The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 10 entertained a motion for as recommended by staff. ITEM NO.: 4. Z -4343 -BB NAME: Parkland Heights Revised Long -form PD -R LOCATION: located North of Chenonceau Boulevard and East of Patrick County Road Planning Staff Comments: 1. Provide notification of the 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 July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. Provide the number of stories and the maximum building height proposed for the revision area of the site plan. The site plan indicates 2 Y2 and 3 story units. Will the units appear 3 story when viewed from the adjacent property to the north? 3. Provide a detailed narrative of the proposed development. 4. Provide details of the proposed construction materials, roof pitch, roof material, location of mechanical equipment/screening of mechanical equipment. 5. Provide details of any proposed fencing located on the site including location, construction materials and height. 6. Provide a phasing plan for the proposed units. 7. When will the clubhouse be constructed? 8. All site lighting must be low level and directional, directed downward and into the site. 9. Provide building elevations for the proposed units. Provide elevations for the proposed carport structures. 10.The site plan indicates a deferral of the street construction and right of way dedication to Patrick County Road. Indicate on the site plan the area of the abandonment currently being considered by the Board of Directors. It appears the abandonment includes this property. 11. Provide the location of the mail kiosk for the multi -family portion of the development. 12. Will the dumpsters have limited service hours? If so indicate as a note on the site plan. riance/Waivers: None requested. Public Works Conditions: 1. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required only on the portion of Patrick Country not proposed to be abandoned. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to that part of Patrick Country Road not proposed to be abandoned including 5 -foot sidewalks with the planned development. 3. A turn around must be provided 80 feet in length for emergency vehicles. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Item # 4. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. 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. If advanced grading is being requested, a variance must be obtained. 6. 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. 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operation on private property. 8. The divided drives within the development should be one way for vehicle movement. 9. The back out parking spaces near Unit 5B should be removed due to conflict with vehicles access the western residential units. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Additional easement will be required as electric utilities are designed for this project. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. There must be two ways to enter and exit the site. Contact the Little Rock Fire Department for additional information. Countv Plannino: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road just south of this site. Parks and Recreation: No comment received. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from PDR (Planned District Residential) to PDR (Planned District Residential) to allow for the development of residential at an increased density on the site. The Item # 4. proposed density is close to 19 units per acre which is in the Residential High Density range rather than RL. Master Street Plan: Patrick Country Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. 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. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Property to the north is zoned residential; therefore, the Zoning Ordinance requires an average thirty-four (34') foot wide land use buffer. The buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". 3. A 50 -foot street buffer is required along Patrick Country Road in the area not to be abandoned. 4. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. These interior islands are to be evenly distributed throughout the site. The proposed plan does not currently reflect this minimum requirement. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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 18, 2012. Item 4 4.