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HomeMy WebLinkAboutZ-4396 Staff AnalysisFebruary 12, 1985 SUBDIVISIONS Item No. 9 - File No. 360 NAME: LOCATION: nFVFT.nVRR Cromwell/Crain, Owners AGENT: Nat Griffin Flake & Company P.O. Box 990 Little Rock, AR 72203 376-8005 The Bluffs "Short Form" PRD (Z-4396) Northwest corner of North Gaines and Garland FMaTNF.F.R Cromwell, Truemper, Levy, Parker & Woodsmall, Inc. #1 Spring Street Little Rock, AR AREA: 1.63 acres NO. OF LOTS: FT. NEW STREET: 0 ZONING: PRD (Proposed) \ PROPOSED USES: Residential/Office A. Site History None. B. Development Obiectives 1. To provide infill development that is consistent with official City planning policy (downtown plan); which "proposes that the south bank be redeveloped as an 'Urban Village' or high density residential community." 2. To optimize a unique and highly accessible location and maximize on the attractive views over the Arkansas River. 3. The removal of existing buildings and redevelopment of the site. C. Proposal 1. The development of a high density apartment complex and two three-story buildings on two separate tracts, consisting of 1.63 acres. February 12, 1985 SUBDIVISIONS Item No. 9 - File No. 360 - Continued 2. Building data Unit No. 8 44 12 Unit Type 2 -bedroom 1 -bedroom efficiency 3. 97 parking spaces/1.52 spaces per unit. 4. Development schedule -ground breaking will be in early 1985, with the completion date the latter part of the year. 5. Building coverage, 25 percent of the site. 6. Street closure - Closure of Gaines Street, north of Garland. AP&L owns property east of Gaines. They have indicated a willingness to transfer ownership of that portion of Gaines Street they will obtain through the closure to the development in exchange for easement rights across the site. D. Engineering Comments The City has a drainage project planned that will use North Gaines Street. An easement will be required along the east side of the street for the full length of Gaines Street. The drainage structure would be placed under one and possibly two of the proposed units. Request a discussion with the City Engineer to resolve this conflict. E. Analysis Staff does not oppose the concept of the development. The applicant, however, should provide a fully dimensioned site plan indicating the setbacks, distances from property lines and provide a landscaping plan. Due to Engineering's comments, several of the eastern most units may be lost. This should not pose too much of a problem since the density is about 39 units per acre. If it does, the applicant should feel free to devise an alternate route for the drainage. February 12, 1985 SUBDIVISIONS Item No. 9 - File No. 360 - Continued A separate application for the street abandonment should be filed. Since it is a part of The Original City Subdivision, the City will have to quit -claim deed it to the applicant. A plat should be filed to incorporate the street abandonment and to reflect the needed easements. STAFF RECOMMENDATION: Approval, subject to comments made. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He agreed to get the approval of the Fire Department and wgrk out the location of the easement with the City's Engineering staff. . Water Works - 6' or 8" on-site fire line and hydrant will be required. 15' easements should be retained, 7.5' either side of existing water main in Gaines Street. X�PCANNING COMMISSION ACTION: A motion was made and passed for a 30 -day deferral as requested by the applicant. The motion was passed by a vote of 10 ayes, 0 noes and 0 absent. I March 12, 1985 SUBDIVISIONS Item No. C - File No. 360 NAME: LOCATION: nEVELOPER: Cromwell/Crain, Owners AGENT: Nat Griffin Flake & Company P.O. Box 990 Little Rock, AR 72203 376-8005 The Bluffs "Short Form" PRD (Z-4396) Northwest corner of North Gaines and Garland ENC;INEER: Cromwell, Truemper, Levy, Parker & Woodsmall, Inc. #1 Spring Street Little Rock, AR AREA: 1.63 acres NO.*,OF LOTS: FT. NEW STREET: 0 ZONING: PRD (Proposed) PROPOSED USES: Residential/Office A. Site History None. B. Development Objectives 1. To provide infill development that is consistent with official City planning policy (downtown plan); which "proposes that the south bank be redeveloped as an 'Urban Village' or high density residential community." 2. To optimize a unique and highly accessible location and maximize on the attractive views over the Arkansas River. 3. The removal of existing buildings and redevelopment of the site. C. Proposal 1. The development of a high density apartment complex and two three-story buildings on two separate tracts, consisting of 1.63 acres. March 12, 1985 SUBDIVISIONS Item No. C - File No. 360 - Continued 2. Building data Unit No. Unit Type 8 2 -bedroom 44 1 -bedroom 12 efficiency 3. 97 parking spaces/1.52 spaces per unit. 4. Development schedule -ground breaking will be in early 1985, with the completion date the latter part of the year. 5. Building coverage, 25 percent of the site. 6. Street closure - Closure of Gaines Street, north of Garland. AP&L owns property east of Gaines. They have indicated a willingness to transfer ownership of that portion of Gaines Street they will obtain through the closure to the development in exchange for easement rights across the site. D. Engineering Comments The City has a drainage project planned that will use North Gaines Street. An easement will be required along the east side of the street for the full length of Gaines Street. The drainage structure would be placed under one and possibly two of the proposed units. Request a discussion with the City Engineer to resolve this conflict. E. Analysis Staff does not oppose the concept of the development. The applicant, however, should provide a fully dimensioned site plan indicating the setbacks, distances from property lines and provide a landscaping plan. Due to Engineering's comments, several of the eastern most units may be lost. This should not pose too much of a problem since the density is about 39 units per acre. If it does, the applicant should feel free to devise an alternate route for the drainage. March 12, 1985 SUBDIVISIONS Item No. C - File No. 360 - Continued A separate application for the street abandonment should be filed. Since it is a part of The Original City Subdivision, the City will have to quit -claim deed it to the applicant. A plat should be filed to incorporate the street abandonment and to reflect the needed easements. STAFF RECOMMENDATION: Approval, subject to comments made. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He agreed to get the approval of the Fire Department and work out the location of the easement with the City's Engineering staff. Water Works - 6' or 8" on-site fire line and hydrant will be required. 15' easement8 should be retained, 7.5' either side of existing water main in Gaines Street. PLANNING COMMISSION ACTION: (2-12-85) A motion was made and passed for a 30 -day deferral as requested by the applicant. The motion was passed by a vote of 10 ayes, 0 noes and 0 absent. SUBDIVISION COMMITTEE REVIEW: (2-28-85) The applicant submitted his revised plan which was reduced to 60 units, with one bedroom units of 650 feet and two bedroom units with 800 feet. He stated that a one -lot replat would be filed to dedicate the required easements. The Committee felt that this plan was an approvement over the last one submitted. FLANNING COMMISSION ACTION: (3-12-85) The applicant was present. Ms. Rosa LeKing, the owner of four houses in the area, was in attendance. Staff reported that a letter had been received from Mr. Sandy McMath, who couldn't be in attendance due to a teaching assignment in California. Mr. McMath asked that the applicant agree: (1) that the rental price begin at $350 per month; (2) that there be no increase in traffic at State and La Harpe Blvd; (3) no objection to the use of his property for any use for which it is zoned; and (4) no interference with AP&L's removal of power lines along the river to be relocated r March 12, 1985 SUBDIVISIONS Item No. C - File No. 360 - Continued across the applicant's property. He also wrote of his feelings that 45 units should be the maximum unless special measures would be taken to ensure occupant privacy, access and traffic flow commensurate with an upscale dwelling, and that Mr. Cromwell, the architect, assure him of these points. If the applicant did not agree to these conditions, he requested that a formal objection to the project be placed on record. The chairman asked Mr. Nathaniel Griffin, the applicant, to respond. Mr. Griffin stated that they were in agreement with Mr. McMath's request; however, the rental rates would be determined by the market and the Little Rock Housing Facilities Board, even though their plans did include an initial rate of $350 per month. Mr. Griffin said that if there was no net increase in traffic, they would not object to zoning allowed in the area and an agreement had been reached with AP&L. Staff reported that the applicant had addressed all of the issues raised by Mr. McMath. Ms. LeKing then stated a formal objection to the project since Mr. Griffin had failed to sign Mr. McMath's letter. A motion for approval of the revised plan was made and passed by a vote of: 10 ayes, 0 noes and 1 absent. March 12, 1985 SUBDIVISIONS Item No. C-1 - Street Right -Of -Way Abandonment NAME: T_nrhMTnM. OWNER/APPLICANT: Gaines Street in the 200 block north All of North Gaines Street north of Garland Street to the MO PAC Railroad AP&L Co. and the Cromwell, Crane Development group REQUEST: Abandon the present 60 -foot right-of-way and join with the adjacent lots on the west for redevelopment STAFF REVIEW: 1. Public Need for This Right -Of -Way None expressed at this writing except that the City Engineer has noted a drainage project within this right-of-way. 2. Master Street Plan There are no Master Street Plan issues associated with this request. 3. Need for Right-Of-Way__on Adjacent Streets None required. 4. Characteristics_of Right -Of -Way Terrain A gentle slope toward the river and a fully developed street. 5. Development Potential None except as a part of the adjacent lots on the west. 6. Neiqhborhood Land Use and Effect The abutting lots are used for a mix of office, commercial and multifamily, plus there is a large Arkansas Power and Light Company facility under construction to the east. March 12, 1985 SUBDIVISIONS Item No. C-1 - Continued 7. Neighborhood Position None expressed at this writing. 8. Effect on Public Services or Utilities There is a requirement for the right-of-way to be retained in its entirety as utility and drainage easements. 9. Reversionary Rights The present agreement between the petitioner and AP&L is that the apartment project proposed on the west side of the street will receive the entire dedication. STAFF RECOMMENDATION: This petition is a cleanup action attached to "The Bluffs PRD Project." This right-of-way represents, plus or minus, 25 percent of the total project land area and, as such, is a factor in the economic success of a development in this neighborhood. Inasmuch as we have supported the project, we feel compelled to support the abandonment. We would condition our support on the abandonment on the following two points: 1. That the right-of-way be retained as utility and drainage easements. 2. That an agreement by the owners be provided, to dedicate and return this right-of-way to the public, should the project fail prior to removal of the street improvements. PLANNING COMMISSION ACTION: (3-12-85) The applicant was present. There were no objectors. This matter was discussed in conjunction with Item "C," this agenda titled "The Bluffs." The Commission voted to recommend approval of the abandonment as recommended by staff. The motion was approved by a vote of: 10 ayes, 0 noes and 1 absent.