HomeMy WebLinkAboutZ-4644-A Staff AnalysisItem No. A.1 — Cottages at UALR Long -Form PDDR _ Z-4644-.1
t �
Planning Staff Comments: No comment.
Variance/Waivers: None requested.
Public Works: a
1. Total of both driveways to be 36 feet wide.�`K„�
2. Continue sidewalks with handicap ramps across proposed island for a continuous path of travel.
3. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed
plans prior to construction.
As shown on the latest plan submittal:
4. University is classified on the Master Street Plan as a principal arterial. Dedication of rigl�of--way to 55 feet
from centerline will be required.
5. Provide design of street conforming to "MSP" (Master Street Plan) and to existing plans for widening
University Avenue. Construct one-half street improvement to these streets including 5 -foot sidewalks with
planned development.
6. A right -turn lane into the site is required, with 10 feet additional right-of-way.
7. The driveway onto University Avenue must be right turn only. Median break is not permitted on University
Avenue.
8. Appropriate handicap ramps will be required per current ADA standards.
9. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to
occupancy.`
10. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
11. Storm water detention ordinance applies to this property._•
12. Easements for proposed storm water detention facilities are required.
13. Easements shown for proposed storm drainage are required.
14. University Avenue has a 1998 average daily traffic count of 42000 vehicles per day.
15. Terracing requirements for deep cuts as described in the Land Alteration Ordinance apply to this property.
16. Existing topographical information at maximum 5 -foot contour interval and the 100 -year base flood
elevation will be required.
17. A Sketch Grading and Drainage Plan will be required per Sec. 29-186 (e).
18. A Grading Permit will be required per Sec. 29-186 (c) & (d).
19. Contact the ADPC&E for approval prior to start of work.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if service is required for project. Capacity
Analysis required, contact Little Rock Wastewater Utility for details at 376-2903.
ENTERGY: No comment received.
ARKLA: No comment received.
Southwestern Bell: A 10 -foot easement around the perimeter of the project site is requested. Contact
Charles McDonald at 373-5112 for additional details.
Water: Contact Central Arkansas Water regarding procedures for installation of private fire line and meters.
Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. An acreage charge of $150/acre applies in addition to the normal connection
charge for this parcel. (9.2 acres @ $150/acre = $1380.00). Contact Central Arkansas Water at 992-2438
for additional details.
Page 2
Subdivision Committee Comments
The Cottages at UALR Long -form PD -R
Fire Department: Place fire hydrants per code. Contact the Dennis Free at the Little Rock Fire
Department for additional information at 918-3752.
County Planning: No comment received.
CATA: Site is located off Bus Routes #17, #17A and #21 and has no effect on bus radius, turnout and
route.
Planning Division: No comment received.
Landscape: Since this site has over 150 parking spaces, interior landscape islands must be at least 300
square feet in areas and at least 7 Meet in width. It will be necessary to clarify areas to be landscaped
near the proposed structures. An irrigation system to water landscaped areas will be required.
Submit 4 copies of the revised site plan (to include additional information as noted above) to staff no later
than Wednesday April 24, 2002.
May 9, 2002
ITEM NO.: A.1 FILE NO.: Z -4644-A
NAME: The Cottages at UALR Long -form PD -R
LOCATION: The west side of South University Avenue in the 2000 Block
DEVELOPER: ENGINEER:
Don Spears White-Daters & Associates
312 W. South Street #24 Rahling Circle
Benton, AR 72015 Little Rock, AR 72223
AREA: 10± Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PRD
PROPOSED USE: Multi -family Residential (86 -Units — 8.6 Units Per Acre)
VARIANCESNVAIVERS REQUESTED: None requested.
BACKGROUND:
An application was filed in April of 1986 for a rezoning from R-2 to C-3, with conditions,
for this site. The applicant proposed the placement of an auto specialty shopping center
at this location. The applicant later withdrew the request and the property remains
zoned R-2, Single-family.
A. PROPOSAUREQUEST:
The applicant proposes the placement of non-traditional multi -family units on this
site. The proposed development includes dormitory style housing; four
bedrooms sharing a common kitchen and living area. The proposal includes
seven rows of structures, each separate buildings, all three stories in height, all
May 9, 2002
SUBDIVISION
ITEM NO.: A.1 (Cont.
FILE NO.: Z -4644-A
having a six car garage on the first level and two levels of living area above.
There will be 43 buildings total. A building includes eight bedroom facilities, four
on the second level and four on the third level. The levels each have four
bedrooms and a separate bath, which can be secured, and share a common
open area and kitchen facility. The applicant proposes in addition to the garage
parking spaces an additional 153 surface parking spaces along the perimeter of
the property. There will be four dumpster located on the site adjacent to each of
the four corners of the property.
The proposal includes a six-foot wrought iron fence on the east property line
adjacent to South University Avenue and an eight -foot opaque fence on the side
and rear property lines.
B. EXISTING CONDITIONS:
The site is a vacant tree covered site, which has been previously graded and
somewhat leveled. The area to the east of the site is also vacant and tree
covered with the area to the southeast being the UALR Cooperative Extension
Service Center. Uses to the north of the site are commercial type uses such as
check cashing, liquor store and restaurants. Uses to the south and west of the
site are single-family residences of the Boardmoore and Point O' Woods
neighborhoods.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received numerous phone calls concerning the
rezoning request. All property owners within 200 feet of the site, all residents
within 300 feet of the site who could be identified and the Broadmoor, Point O'
Woods, Curran Conway, University Park and Oak Forest Neighborhood
Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. University Avenue is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. Provide design of street conforming to "MSP" (Master Street Plan) and the
existing plans for the widening of University Avenue. Construct one-half
street improvements to the street including a 5 -foot sidewalk with Planned
Development.
3. A right -turn lane into the site is required, with 10 feet additional right-of-way.
4. Entrance gate keypad must be located three car lengths deep from new
curb line of University Avenue.
K
May 9, 2002
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z -4644-A
5. Entrance configuration must include turnaround outside the gate. Reduce
exit lane to 14 -foot width.
6. The driveway onto University Avenue must be right turn only.
7. A median break is not permitted on University Avenue.
8. Driveways shall be asphalt, constructed as a street with curb inlets.
9. Appropriate handicap ramps will be required per current ADA standards.
10. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
11. Plans of all work in right-of-way shall be submitted for approval prior to start
of work.
12. Storm water detention ordinance applies to this property.
13. Easements for proposed storm water detention facilities are required.
14. Easements shown for proposed storm drainage are required.
15. University Avenue has a 1998 average daily traffic count of 42,000 vehicles
per day.
16. Terracing requirements for deep cuts as described in the Land Alteration
Ordinance apply to this property.
17. Existing topographical information at maximum 5 -foot contour interval and
the 100 -year base flood elevation will be required.
18. A Sketch Grading and Drainage Plan will be required per Sec. 29-186 (e).
19. A Grading Permit will be required per Sec. 29-186 (c) & (d).
20. Contact the ADPC&E for approval prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if service is
required for project. Capacity Analysis required, contact Little Rock
Wastewater Utility for details at 376-2903.
Entergy: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Contact Central Arkansas Water regarding procedures for installation of
private fire line and meters. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. An
acreage charge of $150/acre applies in addition to the normal connection
charge for this parcel. (9.2 acres @ $150/acre = $1,380.00)
Fire Department: Contact the Fire Chief at 918-3752 for details
concerning fire lanes, fire hydrants and turning radius.
3
May 9, 2002
SUBDIVISION
ITEM NO.: A.1 (Cont.
F
G.
County Planning: No comment received.
Z -4644-A
CATA: Site is located off Bus Routes #17, #17A and #21 and has no effect on
bus radius, turnout and route.
ISSUES/TECHNICAL/DESIGN:
Plannina Division:
The request is located in the Boyle Park Planning District. The Land Use Plan
for the site is classified as office. The applicant has applied for a Planned
Residential Development to place 43 buildings with 86 units of dormitory style
housing, all with garages, on the site. A Land Use Plan amendment from Office
to Multi -family is a separate item on this agenda (see File No. LU02-10-01 Item
No. 3).
City Recognized Neighborhood Action Plan:
Although not an officially recognized Action Plan, the site lies in an area reviewed
by the Boyle Park Neighborhood Action Plan Committee. The Plan was
completed in January of 2001 and never formally presented to the Planning
Commission or the Board of Directors.
The Goal of the Zoning and Land Use states Work toward establishing
compatibility between land uses and zoning in the area, as well as compatibility
of residential and non-residential uses. A more directly related Action Statement
under this Goal states "Encourage low-density multi -family and/or single-family
residential development to take place on currently vacant lands within the
neighborhood".
Landscape issues:
Since this site has over 150 parking spaces, interior landscape islands must be
at least 300 square feet in areas and at least 7 '/ feet in width. It will be
necessary to clarify areas to be landscaped near the proposed structures. An
irrigation system to water landscaped areas will be required.
Building Codes: No comment received.
SUBDIVISION COMMITTEE COMMENT: (March 7, 2002)
Mr. Joe White was present representing the application. Staff noted additional
items needed on the site plan (dumpster screening, more clearly label
L,
May 9, 2002
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z -4644-A
landscaped areas, all set -backs labeled). Staff also requested a building detail
section to be furnished detailing landscaped areas.
Public Works comments were addressed. The applicant questioned Public
Works comment concerning the right -turn lane. Public Works stated this turn
lane would be in addition to the three lanes, which were being proposed for
South University Avenue. Public Works stated with a proposed 344 -bedroom
development there would be an estimated 4,000 trips per day generated from the
site.
Staff also stated a turn -around for the gate would have to be provided. Staff
noted the Office and Buildings 22 — 31 would have to be "moved back" to allow
the extension of the proper depth of the driveway and to allow for the turn-
around. Staff requested site elevation with the fencing indicated to show what
the surrounding neighborhood would be able to see with regard to the rooftop.
The Committee determined there were no other issues associated with the
proposed rezoning request. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan addressing most of the concerns raised
by Staff and the Subdivision Committee. The applicant has indicated there will
be an on site manager. The applicant has also indicated signage to conform to
Multi -family Ordinance standard (not to exceed 24 square feet in sign area).
The applicant has indicated four dumpsters on the site, one in each corner of the
development, all with proper screening. The applicant has also indicated any site
lighting will be low level and directed away from residentially zoned property.
The applicant is requesting a 6 -foot wrought iron fence adjacent to South
University Avenue and a 6 -foot opaque fence surrounding the remainder of the
development. The fence will be placed adjacent to the single-family residences'
property line.
The applicant proposes 258 covered parking spaces and 153 surface parking
spaces. The minimum required parking for a dormitory development would be
(0.5 spaces per sleeping accommodation) 172 spaces. The proposed parking
more than adequately meets the minimum parking requirement.
The applicant has increased the driveway length and provided a turn -around for
the gated entry. The applicant has also indicated a 10 -foot sidewalk and utility
easement as requested by Public Works. The applicant has indicated '/2 street
5
May 9, 2002
SUBDIVISION
ITEM NO.: A.1 (Cont.
FILE NO.: Z -4644-A
improvements including a 5 -foot sidewalk, along the property line, will be
adhered to.
The applicant failed to submit a detailed section of the building detailing
landscaped areas as requested by Staff and the Subdivision Committee. It is
difficult to determine if the landscaped areas meet the minimum ordinance
requirement. The applicant is proposing a 25 -foot street buffer, less than the
minimum required of 36 -feet. The applicant is proposing a more than adequate
48 -foot minimum buffer around the side and rear property lines. The applicant
has indicated there are hardwood trees on the south and rear property line and
these will be retained.
Staff is not supportive of the proposed development. The density of the
development, along with the proposed design does not lend itself to add any
unique features to the Corridor. Just a few blocks north of this site is the area of
the University and Park Plaza Malls in which the City is currently conducting an
in-depth study on how to revitalize the area. Rows of buildings and large areas
of paved parking show a lack of creativity and design potential, as well as,
insensitivity to abutting residential properties. South University Avenue in this
area is fragile with vacant non-residential buildings and a large parcel of vacant
land to the east. Staff could be supportive of this site developing as something
other than single-family residential. The site is shown on the Future Land Use
Plan as Office. The site would be better suited as an office development or as a
lower density multi -family development.
STAFF RECOMMENDATIONS:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION: (MARCH 28, 2002)
Mr. Joe White and Mr. Ron Tabor were present representing the application. There
were no objectors present. Staff informed the Commission the applicant had made a
request for the item to be deferred to the May 9, 2002 Public Hearing. There was no
further discussion.
The application was place on the consent agenda for deferral as recommended by staff.
The vote passed by 7 ayes, 0 noes and 4 absent.
C-1
May 9, 2002
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z -4644-A
Staff Uta -Date
The applicant submitted a revised plan to staff for review on March 28, 2002. After a
preliminary review of the revised plan, staff determined the applicant should complete a
new review by outside agencies and the Subdivision Committee.
SUBDIVISION COMMITTEE COMMENT: (April 18, 2002)
Mr. Tim Daters of White-Daters and Associates was present representing the
application. Staff briefly describe the proposed Planned Development noting the
applicant had included all previously requested items on the site plan.
Mr. Jim Lawson, Director of Planning and Development, stated the application was still
at a density not acceptable for the site. He stated the applicant had met with the
neighborhood on the previous evening. He stated the neighborhood was looking at the
application as 336 one -bedroom units and not 84 four-bedroom units. Mr. Lawson
stated Staff concurred with the assessment.
Mr. Lawson stated the applicant did not have any form of agreement with the University
to rent to students. He stated there was no guarantee the units would be rented to
college students. Mr. Lawson stated this was a concern of the neighborhood because
the rent would be $300 per month for a bedroom and shared facilities. He stated this
was reasonable rent in the City.
Mr. Lawson stated the neighborhood was also concerned with "cut -through" traffic. He
stated with South University Avenue not amenable to pedestrian traffic most of the
students would be driving to school. He stated the development would not be allowed a
median break and students would have very few options to enter the site. He stated the
tenants would either pass the site and make a u -turn or would "cut -through" the
neighborhood to be traveling southbound when the site was approached.
Public Works comments were addressed indicating the need to construct South
University Avenue to Master Street Plan standard adjacent to the site. Staff stated a
right -turn lane would be required with 10 -feet of additional right-of-way.
Landscaping comments were addressed. Mr. Bob Brown, Planning Staff, stated the
interior islands must be at least 300 square feet in area since the project contained over
150 parking spaces. Mr. Brown also requested the applicant clarify areas to be
landscaped near the proposed structures.
After the discussion the Committee then forwarded the proposal to the entire
Commission for resolution.
7
May 9, 2002
UBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z -4544_A
ANALYSIS:
Comments from the various outside agencies remain the same as previously submitted;
Public Works comments also remain as previously submitted re -noting the need to
construct University Avenue to Master Street Plan standards including a 5 -foot sidewalk
along the property frontage. A median break is not located at the site on South
University Avenue and a break will not be allowed. This remains a major concern of
Staff and the area residents. Since the development is planned to target students of
UALR, to reenter the site the motorist will have to be traveling south on University
Avenue, away from the line of travel when leaving the Campus. With the lack of
sidewalks between the proposed development and the Campus, most of the students
will be driving to and from classes. The concern is the apartment residents will "cut -
through" the Broadmoore Neighborhood to be traveling south at the entrance to the
proposed development. The second concern is if the apartment residents are not
"cutting -through" the neighborhood, then they will be making a u -turn at Boyle Park
Road which could result in dangerous traffic maneuvering.
Public Works has indicated terracing requirements for deep cuts as described in the
Land Alteration Ordinance, apply to this property. Near the rear of the site deep cuts
will be required to allow for the placement of the surface parking area. Since the cuts
will directly affect the preservation and livability of the natural area buffer, Staff has
some concerns with the actual area to remain as buffers.
The density proposed has changed very little since the original application. The
application is for 42 buildings of 2 levels of living of one -bedroom apartments sharing a
common living and kitchen facility. This results in 33 units per acre. Staff feels the
proposed density is too intense for the proposed site. The 1998 average daily traffic
count for South University Avenue was 42000 cars per day. Based on Public Work's
estimates, the site will generate an addition 4000 trips per day.
Staff is still not supportive of the proposed development. The density is too intense and
the lack of a median break with the possibility of 4000 trips per day entering and leaving
the site could result in hazardous driving conditions. Staff concurs the site will develop
as something other than single-family and more than likely the site will develop in some
form of multi -family or quiet office. With this, staff would consider a multi -family
development of lesser intensity than the proposed development.
Staff Recommendation:
Staff continues to recommend denial of the application.
E:
May 9, 2002
SUBDIVISION
ITEM NO.: A.1 (Cont.,) FILE NO.: Z -4644-A
PLANNING COMMISSION ACTION: (MAY 9, 2002)
Joe White, White-Daters and Associates, was present representing the application.
There were no objectors present. Staff informed the Commission the applicant had
submitted a letter requesting the item be withdrawn from consideration without
prejudice. Staff stated they were supportive of the request for withdrawal.
There was no further discussion. The item was placed on the consent agenda and
withdrawn. The vote was 10 ayes, 0 noes and 1 absent.
9
� LI'il v X11 au
ITEM NO.: 3.1 FILE NO.: Z -41;64-A
rHut eZ
NAME: The Cottages at UALR Short -form PRD
LOCATION: The west side of South University Avenue in the 2000
Block
DEVELOPER:
Don Spears
312 W. South Street
Benton, AR 72015
AREA: 10+ Acre NUMBER OF LOTS: 1
ENGINEER:
White-Daters & Asaociates
#24 Rahling Circle
Little Rock, AR 7222_
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
li-r. . NEW STREET: 0
PROPOSED ZONING: PRD
PROPOSED USE: Multi -family Residential (90 -Unita - 9 Un:.ts Per
Acre)
VARIANCESIWAIVERS REQUESTED., None requested.
BACKGROUND:
An application was filed in April of 1986 for a rezoning from R-2
to C-3, with conditions, for this site. The applicant proposed
the placement of an auto specialty shopping center at this
location. The applicant later withdretw the request and the
property remains zoned R-2, single-family.
A
B
C.
i --I,, tiir_
PROPOSAL/REQUEST:
rHUt e2
The applicant proposes the placement of non-trad:.tional
multi -family units on this site. The proposed deve:.opment
includes dormitory style housing, four bedrooms sharing a
common kitchen and living area. The proposal includes
seven rows of structures, each separate buildings, all
three stories in height, all having a six car garage on the
first level and two levels of living area above. A unit
includes eight bedroom facilities, four on the second level
and four on the third level. The units each will ha're four
bedrooms and a separate bath, which can be secured, and
share a common open area and kitchen facility. The
applicant proposes in addition to the garage parking spaces
an additional 153 surface parking spaces along the
perimeter of the property. There will be four dampster
located on the site adjacent to each of the four corners of
the property.
The proposal includes a six-foot wrought iron fence on the
east property line adjacent to South University Ave iue and
an eight -foot opaque fence on the side and rear property
lines.
EXISTING CONDITIONS:
The site is a vacant tree covered site, which hcLs been
previously graded and somewhat leveled. The area to the
east of the site is also vacant and tree covered with the
area to the southeast being the U.A_LR Cooperative Extension
Service Center. Uses to the north of the site are
commercial typo uses such as chock cashing, liquor store
and restaurants. Uses to the south and west of tae site
are single-family residences of the Boardmoore and Point O
Woods neighborhoods.
NEIGHBORHOOD COMMENTS:
As of this writing staff has received numerous phone calls
concerning the rezoning request. All property owners
within 200 feet of the site, all residents within 300 feet
of the site who could be identified and the Br< admoor,
Point O' Woods, Curran Conway, Uhiversity Park rind Oak
Forest Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
L
UJ/ 1L/ GUUL lU. Ll
i
E.
:JUlJ77J4J� rLPNNiNU PAGE 03
a �
I
PUBLIC WORKS CONDITIONS:
1. University is classified on the Muster Street Plan as a
principal arterial_ Dedication of right-of-way to .'5 feet
from centerline will be required.
2. Provide design of street conforming to "MSP" (Masti)r
Street Plan) and the existing plaris for the wideniakg of
University Avenue. Construct one --half street improvement
to the street including 5 -foot sidewalks with Planned
Development.
3. A right -turn lane into the site i* required, with :.0 feet
additional right-of-way.
4. Entrance gate keypad must be located three car len,lths
deep from new curb line of Univaraity Avenue.
5. Entrance configuration must include turnaround outside
the gate. Reduce exit lane to 14 -:Foot width.
6. The driveway onto University Avenue must be right =urn
only.
7. A median break is not permitted on University Avenie.
8. Driveways shall be asphalt, constructed as a entree_ with
curb inlets.
9. Appropriate handicap ramps will be required per cucrent
ADA standards.
10. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupaicy.
11. Plans of all work in right--of-way shall be submitt5d for
approval prior to start of work.
12. Storm water detention ordinance applies to this property.
13. Easements for proposed storm water detention facilities
are required.
14. Easements shown for proposed storm drainage are reluired.
15_ University Avenue has a 1998 average daily traffic count
of 42,000 vehicles per day.
16. Terracing requirements for deep cuts as described in the
Land Alteration ordinance apply to this property.
17. Existing topographical information at maximum 5 -foot
contour interval and the 100 -year base flood elevation
will be required.
19. A Sketch Grading and Drainage Plan will be required per
Sec. 29-186 (e).
19. A Grading Permit will be required per Sec. 29-186 (c) &
(d) .
20. Contact the ADPL&t for approval prior to start of work.
UTILITIES AND EIRE DEPARTMENT/COUNTS.' PLANNING:
3
' VJ/ 1L/ LUVL 1V. Ll JVIJJJJYJJ r'LFi�V�Vl�yu HA/_E 04
Wastewater: Sewer main extension required with eaaiements
if service is required for projcct. Capacity Analysis
required, contact Little Rock Wastewater Utili-y for
details at 376 -2903 -
Enter No comment received.
ARKL.A: No comment received.
Southwestarn Bell: No comment reciaived.
Vater: Contact Central Arkansas Water regarding
procedures for installation of private fire line and
meters. Approval of plans by the Arkansas Departnent of
Health Engineering Division and Little Roc): Fire
Department is required. An acreage charge of $150/acre
applies in addition to the normal connection cha::ge for
this parcel. (9.2 acres @ $150/acre - $1,380.00)
Fire Department: Contact the Fire Chief at 918-3752 for
details concerning fire lanes, fire hydrants and turning
radius.
County Plannin : No comment received.
CATH: Site is located off Bus Routea #17, #17A knd #21
and has no effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
City Recognized Neighborhood Action Plan:
Although not an officially recogniz-ad Action Plan, the site
lies in an area reviewed by the Boyle Park Neig)borhood
Action Plan Committee. The Plan was completed in January
of 2001 and never formally pretientod to the planning
Commission or the Board of Directort.
YJ3/ 1 L/ zririz 1 U.- Ll
3ul.JyJjdq i )
PLANNING
PAGE 05
The Goal of the Zoning and Land use states Work ,toward
establishing compatibility between land uses and zoring in
the area, as well as compatibility of residential and non-
residential uses. A more directly related Action St:Ltement
under this Goal states "Encourage low-density multi -family
and/or single-family residential development to take place
on currently vacant lands within the neighborhood".
Landscape Issues:
Since this
site has
over 150 parking spaces,
i:zterior
landscape
islands must be at least 300 square :.'set in
areas and
at least
7 4 feet in width. It
v it l ba
necessary
to clarify
areas to be landscaped
near the
proposed structures.
An irrigation system
tc water
landscaped
areas will
be required.
Building Codes: No comment received.
G. SUBDIVISION COMMITTEE COMMENT. -
(March 7, 2002)
Mr. Joe White was present represiantinq the application.
Staff noted additional items needed on the site plan
(dumpater screening, more clearly label landscanped areas,
all, Set -backs labeled)_ Staff also requested a t uilding
detail section to be furnished detailing landscaped areas.
Public Works comments were addressed. The a;plicant
questioned Public Works comment concerning the rigat turn
lane. Public Works stated this turn lane would be in
addition to the three lanes, which were being proposed for
South University Avenue. public: Works stated with a
Proposed 350 -bedroom development there • would be an
estimated 4,000 trips per day generaLted from the sits_
Staff also stated a turn -around for the gate mould have to
be provided. Staff noted the Office and Buildings 22 - 31
would have to be "moved back" to allow the extension of the
Proper depth of the driveway and to allow for thap turn-
around, Staff requested site elevation with the fencing
r Hut U
indicated to show what the surrounding neighborhood would
be able to see with regard to the rooftop,
' The Committee determined there were no other issues
associated with the proposed rezoning request. The
Committee then forwarded the item to the full Commission
for final action.
H. ANALYSIS:
Y. STAFF RECOMMENDATIONS:
Staff recommends
1.
2.
3.
M
March 28, 2002
ITEM NO.: 3.1 FILE NO.: Z -4664-A
NAME: The Cottages at UALR Short -form PRD
LOCATION: The west side of South University Avenue in the
2000 Block
DEVELOPER: ENGINEER:
Don Spears White-Daters & Associates
312 W. South Street #24 Rahling Circle
Benton, AR 72015 Little Rock, AR 72223
AREA: 10+ Acres
CURRENT ZONING:
ALLOWED USES
NUMBER OF LOTS: 1
R-2, Single-family
Single-family Residential
PROPOSED ZONING:
PROPOSED USE:
Per Acre)
PRD
FT. NEW STREET: 0
Multi -family Residential (86 -Units - 8.6 Units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
An application was filed in April of 1986 for a rezoning from R-
2 to C-3, with conditions, for this site. The applicant
proposed the placement of an auto specialty shopping center at
this location. The applicant later withdrew the request and the
property remains zoned R-2, Single-family.
A. PROPOSAL/REQUEST:
The applicant proposes the placement of non-traditional
multi -family units on this site. The proposed development
March 28, 2002
SUBDIVISION
ITEM NO.: 3.1 (Cont.) FILE NO.: Z -4664-A
includes dormitory style housing; four bedrooms sharing a
common kitchen and living area. The proposal includes
seven rows of structures, each separate buildings, all
three stories in height, all having a six car garage on the
first level and two levels of living area above. There
will be 43 buildings total. A building includes eight
bedroom facilities, four on the second level and four on
the third level. The levels each have four bedrooms and a
separate bath, which can be secured, and share a common
open area and kitchen facility. The applicant proposes in
addition to the garage parking spaces an additional 153
surface parking spaces along the perimeter of the property.
There will be four dumpster located on the site adjacent to
each of the four corners of the property.
The proposal includes a six-foot wrought iron fence on the
east property line adjacent to South University Avenue and
an eight -foot opaque fence on the side and rear property
lines.
B. EXISTING CONDITIONS:
The site is a vacant tree covered site, which has been
previously graded and somewhat leveled. The area to the
east of the site is also vacant and tree covered with the
area to the southeast being the UALR Cooperative Extension
Service Center. Uses to the north of the site are
commercial type uses such as check cashing, liquor store
and restaurants. Uses to the south and west of the site
are single-family residences of the Boardmoore and Point O'
Woods neighborhoods.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received numerous phone calls
concerning the rezoning request. All property owners
within 200 feet of the site, all residents within 300 feet
of the site who could be identified and the Broadmoor,
Point of Woods, Curran Conway, University Park and Oak
Forest Neighborhood Associations were notified of the
Public Hearing.
K
March 28, 2002
SUBDIVISION
ITEM NO.: 3.1 (Cont.)
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
FILE NO.: Z -4664-A
1. University Avenue is classified on the Master Street
Plan as a principal arterial. Dedication of right-of-way
to 55 feet from centerline will be required.
2. Provide design of street conforming to "MSP" (Master
Street Plan) and the existing plans for the widening of
University Avenue. Construct one-half street
improvements to the street including a 5 -foot sidewalk
with Planned Development.
3. A right -turn lane into the site is required, with 10
feet additional right-of-way.
4. Entrance gate keypad must be located three car lengths
deep from new curb line of University Avenue.
5. Entrance configuration must include turnaround outside
the gate. Reduce exit lane to 14 -foot width.
6. The driveway onto University Avenue must be right turn
only.
7. A median break is not permitted on University Avenue.
8. Driveways shall be asphalt, constructed as a street with
curb inlets.
9. Appropriate handicap ramps will be required per current
ADA standards.
10. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
11. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
12. Storm water detention ordinance applies to this
property.
13. Easements for proposed storm water detention facilities
are required.
14. Easements shown for proposed storm drainage are
required.
15. University Avenue has a 1998 average daily traffic count
of 42,000 vehicles per day.
16. Terracing requirements for deep cuts as described in the
Land Alteration Ordinance apply to this property.
17. Existing topographical information at maximum 5 -foot
contour interval and the 100 -year base flood elevation
will be required.
3
March 28, 2002
SUBDIVISION
ITEM NO.: 3.1 (Cont.
FILE NO.: Z -4664-A
18. A Sketch Grading and Drainage Plan will be required per
Sec. 29-186 (e) .
19. A Grading Permit will be required per Sec. 29-186 (c) &
(d) .
20. Contact the ADPC&E for approval prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
F.
Wastewater: Sewer main extension required with easements
if service is required for project. Capacity Analysis
required, contact Little Rock Wastewater Utility for
details at 376-2903.
Enter No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Contact Central Arkansas Water regarding
procedures for installation of private fire line and
meters. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire
Department is required. An acreage charge of $150/acre
applies in addition to the normal connection charge for
this parcel. (9.2 acres @ $150/acre = $1,380.00)
Fire Department: Contact the Fire Chief at 918-3752
for details concerning fire lanes, fire hydrants and
turning radius.
County Planning: No comment received.
CATA: Site is located off Bus Routes #171 #17A and #21
and has no effect on bus radius, turnout and route.
ISSUES/TECHNICAL/DESIGN:
Planning Division:
The request is located in the Boyle Park Planning District.
The Land Use Plan for the site is classified as office.
The applicant has applied for a Planned Residential
Development to place 43 buildings with 86 units of
dormitory style housing, all with garages, on the site. A
4
March 28, 2002
SUBDIVISION
ITEM NO.: 3.1
Land Use
separate
No. 3) .
Cont.)
FILE NO.: Z -4664-A
Plan amendment from Office to Multi -family is a
item on this agenda (see File No. LU02-10-01 Item
City Recognized Neighborhood Action Plan:
Although not an officially recognized Action Plan, the site
lies in an area reviewed by the Boyle Park Neighborhood
Action Plan Committee. The Plan was completed in January
of 2001 and never formally presented to the Planning
Commission or the Board of Directors.
The Goal of the Zoning and Land Use states Work toward
establishing compatibility between land uses and zoning in
the area, as well as compatibility of residential and non-
residential uses. A more directly related Action Statement
under this Goal states "Encourage low-density multi -family
and/or single-family residential development to take place
on currently vacant lands within the neighborhood".
Landscape Issues:
Since this site has ove
landscape islands must be
and at least 7 ',� feet in
clarify areas to be
structures. An irrigation
will be required.
r 150 parking spaces, interior
it least 300 square feet in areas
width. It will be necessary to
landscaped near the proposed
system to water landscaped areas
Building Codes: No comment received.
G. SUBDIVISION COMMITTEE COMMENT:
(March 7, 2002)
Mr. Joe White was present representing the application.
Staff noted additional items needed on the site plan
(dumpster screening, more clearly label landscaped areas,
all set -backs labeled). Staff also requested a building
detail section to be furnished detailing landscaped areas.
Public Works comments were addressed. The applicant
questioned Public Works comment concerning the right -turn
lane. Public Works stated this turn lane would be in
addition to the three lanes, which were being proposed for
5
March 28, 2002
SUBDIVISION
ITEM NO.: 3.1 (Cont.) FILE NO.: Z -4664-A
South University Avenue. Public Works stated with a
proposed 344 -bedroom development there would be an
estimated 4,000 trips per day generated from the site.
Staff also stated a turn -around for the gate would have to
be provided. Staff noted the Office and Buildings 22 - 31
would have to be "moved back" to allow the extension of the
proper depth of the driveway and to allow for the turn-
around. Staff requested site elevation with the fencing
indicated to show what the surrounding neighborhood would
be able to see with regard to the rooftop.
The Committee determined there were no other issues
associated with the proposed rezoning request. The
Committee then forwarded the item to the full Commission
for final action.
H. ANALYSIS:
The applicant submitted a revised plan addressing most of
the concerns raised by Staff and the Subdivision Committee.
The applicant has indicated there will be an on site
manager. The applicant has also indicated signage to
conform to Multi -family Ordinance standard (not to exceed
24 square feet in sign area).
The applicant has indicated four dumpsters on the site, one
in each corner of the development, all with proper
screening. The applicant has also indicated any site
lighting will be low level and directed away from
residentially zoned property. The applicant is requesting
a 6 -foot wrought iron fence adjacent to South University
Avenue and a &-foot opaque fence surrounding the remainder
of the development. The fence will be placed adjacent to
the single-family residences' property line.
The applicant proposes 258 covered parking spaces and 153
surface parking spaces. The minimum required parking for a
dormitory development would be (0.5 spaces per sleeping
accommodation) 172 spaces. The proposed parking more than
adequately meets the minimum parking requirement.
The applicant has increased the driveway length and
provided a turn -around for the gated entry. The applicant
6
March 28, 2002
SUBDIVISION
ITEM NO.: 3.1 (Cont.
FILE NO.: Z -4664-A
has also indicated a 10 -foot sidewalk and utility easement
as requested by Public Works. The applicant has indicated
1-,!2 street improvements including a 5 -foot sidewalk, along
the property line, will be adhered to.
The applicant failed to submit a detailed section of the
building detailing landscaped areas as requested by Staff
and the Subdivision Committee. It is difficult to
determine if the landscaped areas meet the minimum
ordinance requirement. The applicant is proposing a 25 -
foot street buffer, less than the minimum required of 36 -
feet. The applicant is proposing a more than adequate] 48 -
foot minimums buffer around the side and rear property
lines. The applicant has indicated there are hardwood
trees on the south and rear property line and these will be
retained.
Staff is not supportive of the proposed development. The
density of the development, along with the proposed design
does not lend itself to add any unique features to the
Corridor. Just a few blocks north of this site is the area
of the University and Park Plaza Malls in which the City is
currently conducting an in-depth study on how to revitalize
the area. Rows of buildings and large areas of paved
parking show a lack of creativity and design potential, as
well as, insensitivity to abutting residential properties.
South University Avenue in this area is fragile with vacant
non-residential buildings and a large parcel of vacant land
to the east. Staff could be supportive of this site
developing as something other than single-family
residential. The site is shown on the Future Land Use Plan
as Office. The site would be better suited as an office
development or as a lower density multi -family development.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the application as filed.
7