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HomeMy WebLinkAboutZ-4564 Staff Analysis1. Name: Edgerstoune "Long -Form - PRD" (Z-4564) 2. Location: Northeast corner of North Martin and "I" Street 3. Applicant: David McCreery/Flake & Company 4. Existing Use: Vacant/Public Easement 5. Proposed Use: Condominiums 6. Staff Recommendation: Approval of the plan subject to a specific treatment scheme for the slope and long concrete block wall. There was substantial opposition at the public hearing. Questions raised included: (1) whether a public utility should be allowed to sell public land for private development gains; and (2) whether the proposal was appropriate since tfe easement was not yet owned by the developer. 7. Planning Commission Recommendation: Approval, subject to staff's comments. The vote 10 ayes, 0 noes and 1 absent. NAME! Edgerstoune "Long -Form PRD" (Z-4564) LOCATION: NE Corner of North Martin and "I" Street AGENT: ARCHITECT! David McCreery/Flake Ed Scharff and Company Glascock, Carter, Langford & P.O. Box 990 Wilcox Little Rock, AR 72203 303 West Capitol 376-8005 Little Rock, AR 376-6671 Area: 7.33 acres No. of Lots: 1 Ft. New St.: 0 feet ZONING: 11R-5" PROPOSED USES: Condominiums r PLANNTNG nTSTRTCT! CENSUS TRACT: VARIANCE REQUESTED: A. DEVELOPMENT OBJECTIVES: 1. To provide a development with a "dramatic setting" and with a "spectacular view of Riverdale, the Arkansas River, Big Rock and the adjacent Hills." 2. To provide an urbane and distinctive living environment which will become one of the City's most prestigious addresses. 3. To market mainly to higher income individuals 40 years of age and older, many of whom will be vacating large homes in the Heights and Pleasant Valley area. 4. To comply with the Heights/Hillcrest plan by providing selective infield development that is compatible with the existing neighborhood and will not materially increase residential densities. Z-4564 Continued B. PROPOSAL: 1. The construction of 26 condominium units in three buildings on a total of 7.33 acres. 2. PROJECT DATA: A. Tract B Cook Alworth Subdivision ........ 5.57 acres AP&L easements/Water Works profit...... 1.76 acres Total 7.33 acres B. Density of own land......... 4.67 units per acre Density on easement area .... 3.55 acres C. Three structures with 11 units in one, 12 in another and three in the other. D. Buildings will be two to three stories and incorporate "Italicin architectural style." E. Access will be from Martin and Interior Drive. F. Parking will consist of two garages under each building and 1 visitor's space per unit along the access drive. G. Landscaping will be extensive and will address the raw and unattractive cut created when the Cantrell Road frontage was developed for commercial purposes ten to fifteen years ago. Internally, there will be patios and pedestrian walkways. H. Property Owner's Association will be responsible for management and maintenance responsibility. I. DEVELOPMENTAL TIME FRAME: 1986 - begin construction Early 1987 - first phase completed (easternmost three unit townhouse and the three story twelve unit structure) after 1987 - second phase (eleven unit three story structure near Martin). Z-4564 Continued 3. UNIT BREAKDOWN: UNIT TYPE NO. OF UNITS SIZE(SQ. FT.) TOTAL 2 A 2,225 4,250 2 B 2,687 5,374 8 C 2,853 22,824 6 D 2,458 14,748 4 E 2,687 10,748 4 F 2,653 10,612 26 68,556 4. OTHER DATA: Total building coverage ... ....... 31,598 Paved areas...... ........ ....38,226 sq. feet Structures and drives constitute about 22 percent of the total land area leaving 78 percent undeveloped. C. ENGINEERING COMMENTS: No adverse comments. D. ANALYSIS: This applicant has submitted a condo proposal in an area of mixed residential uses. He feels that the proposed density is equivalent to or lower than a Single Family zoning district. On September 27, 1985, the Water Commission granted a Developer an easement over their property (1.76 acres), which is currently occupied also by an AP&L easement. Use of the easement for parking will require authorization from the City Board. Staff requests specific treatment scheme for slope and for a long concrete block wall. _ Z-4564 Continued Staff is not opposed to the project. The location of garages under the units is a good concept. The proposed density is not a problem, since the property is now "R-5", which allows 36 units per acre without any review by the Commission. Staff feels the "PUD" process along with the easement provide for a better development than what could legally be built. Thus we are supportive of the project. E. STAFF RECOMMENDATION: Approval subject to comments made. SUBDIVISION COMMITTEE REVIEW: The applicant agreed to comply with staff's suggestions. PLANNING COMMISSION ACTION: Mr. Nathaniel Griffin of Flake and Company and Mr. David McCreery represented the materials submitted. A representative of Peters and Associates, who conducted a traffic study, reported that their conclusions revealed that North Martin could easily accommodate the additional traffic created by the project. Approximately 208 cars would be generated by the project in a 24 hour period. Staff reported that a letter from Real Estate Central had been received in opposition. Mr. Walter Riddick represented the neighborhood. He felt that the issue was not whether the street will have the capacity to carry the added traffic, but what impact the traffic would have on the neighborhood. He felt that the effect would be detrimental, and the result would be a less pleasant neighborhood. Also, he felt that a Ms. Edwina Walls would be especially affected since cars exiting the project would shine their headlights into her living room. He stated that there has been a history of apartment buildings in the area that has gradually increased and the neighborhood was "sick and tired of being mutilated." Other issues raised involved: (1) whether a public utility should be allowed to sell public land for private development gains; and (2) whether the proposal was appropriate since the easement was not yet owned by the developer. It was determined that the latter was not a problem since the Ordinance allowed another to act as agent if authorized by the owner. It was also pointed out that Z-4564 Continued the current zoning allowed approximately 198 units to be placed on the project without the easement. A motion was finally made for approval, subject to comments made. The vote 10 ayes, 0 noes, 1 absent.