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HomeMy WebLinkAboutZ-5845-A Staff AnalysisILE NO.: Z-5845-A NAME: RESERVOIR FLAT ADDITION -- SHORT -FORM PLANNED DEVELOPMENT -RESIDENTIAL LOCATION: On the east side of Reservoir Road, approximately 0.75 mile north of Rodney Parham Road and 1 mile south of Cantrell Road. DEVELOPER: ENGINEER: Jack Larrison John R. Pownall LARRISON & COMPANY THOMAS ENGINEERING 11518 Fairview Rd., Suite A 3810 Lookout Rd. Little Rock, AR 72212 North Little Rock, AR 72216 225-5160 753-4463 AREA: 2.2 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING: R-5 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03 VARIANCES REQUESTED: PROPOSED USES: Multi -Family Residential 1) Approval of a private drive in an access easement to provide access to Lots 2 through 4. 2) Approval of a variance from the requirement for a drive in an access easement to meet City street standards. STATEMENT OF PROPOSAL: The applicant proposes a Planned Development -Residential in order to develop a 2.2 acre tract for use as a "townhome" community. The developer proposes to construct 15 attached homes; there is to be one duplex building, three tri-plex buildings, and one four-plex building. The townhomes are to be two story, two bedroom, 1 1/2 baths, living -dining, and kitchen units. The dwellings will have fireplaces and washers and dryers. The duplex building is proposed to be 32.5 feet by 32 feet; the tri- plex buildings are to be 48.75 feet by 32 feet; and the four-plex is to be 65 feet by 32 feet. These are "proposed" sizes; however, the developer notes that individual buyers may want to construct "slightly larger" units, and this option is retained. Each of the five buildings is proposed to stand on an individual lot within the subdivision. The developer proposes to be able to sell townhome buildings on the various lots, but not to sell individual townhomes within buildings. A central common access FILE NO.: Z-5845-A Continued easement and private drive provides access to the individual lots and to parking areas at each of the buildings, and a request for approval of a private drive in a common access easement is requested. Additionally, a request is made for a variance from the requirement that the interior driveway in the private access easement meet City public street standards. The access easement includes the parking areas, and provision for cross -access easements is to be made. With the 15 townhomes, parking for 34 vehicles is proposed. Drives and parking areas are to be asphalt; curbs and gutters and sidewalks are to be concrete. A. PROPOSAL RE UEST: Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for a Planned Development -Residential, with a common access easement and private drive providing internal circulation to the individual lots. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for a variance from the requirement for a drive in an access easement to meet City street standards for construction and width, with the spacing of entries to parking areas restricted, with a cul-de-sac or other turn -around device required, and, with sidewalks along both sides of the streets required. B. EXISTING CONDITIONS: The site is undeveloped and partially wooded. The southern boundary of the site abuts Grassy Flat Creek, and this area has been previously dedicated to the City for "Open Space". The topography rises from an elevation at the southwest corner of the tract abutting Grassy Flat Creek and Reservoir Rd. of approximately 370 feet, MSL (Mean Sea Level), to over 382 feet at the northeast corner of the portion of the site to be developed. At the northeast corner of the rear "tract", the elevation rises to over 412 feet. The site is zoned R-5, and is part of a larger R-5 district to the north. To the east is a large R-2 area. Abutting the site to the south is an OS zoned tract along the Grassy Flat Creek floodway, and beyond the creek, to the south, is more R-2 area. Across Reservoir Rd. to the west is a large residential development in an R-2 zoned area. C. ENGINEERING UTILITY COMMENTS: Public works comments: A SFHA development permit must be obtained prior to construction. A grading permit may also be required. E FILE NO.: Z-5845-A Continued Provide one-half street improvements to Reservoir Rd. Reservoir Rd. is a minor arterial roadway, and right- of-way dedication is required. Due to the multi -lot nature of this commercial development, the access should be constructed to commercial street standards, and parking driveways should be limited to ordinance standards. Combine the first drives to the south and the stub at the end for access to Tract "A". Access to Tract "A" should have the drive aprons a minimum of 25 feet from the property line. This drive can be 27 feet in width and have a cul-de-sac at the end, subject to the length not being over 300 feet. A flare to 36 feet at Reservoir Rd. is recommended. A sidewalk is required on both sides of the drive. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planning Commission approval of the plat [Ref. Sec. 311-89(9)]. Show water courses entering the plat area, and the planned exit points for drainage. Little Rock Water Works comments that an acreage charge of $150 per acre applies. Water Works needs to evaluate the planned cuts and fills. Significant cuts and fills in the easement area may be prohibited. Additional easements may be required. Little Rock Wastewater Utility comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. commented that a 10 foot wide easement will be required along the entire length of the north and south boundaries of the tract. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. notes that they want a 5' easement along the north property line. The Little Rock Fire Department approved the submittal. D. ISSUE5 LEGAL TECHMICAL DESIGM: The Planning staff comments that the site is located in the West Little Rock District, and that the adopted Land Use Plan recommends "Multifamily" for the area. The requested development, then, is in conformance with the Plan. 3 FILE NO.: Z-5845-A (Continued Sec. 36-456 requires that the proposed treatment of the perimeter of the property (fences, screening, etc.) be specified. Sec. 36-456 requires that all dimensions of structures from property lines and from each other be shown. Sec. 36-502 requires at least 1 1/2 parking spaces for each multi -family dwelling unit. Sec. 31-231 states that every lot shall abut upon a public street, except where a private street is explicitly approved by the Planning Commission. Sec. 31-287 requires that, where a development requires the creation of an internalized circulation system to provide access to multiple lots and building sites, the Planning Commission may authorize the use of a service easement in lieu of public streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to the review and approval by the City Engineer. Any variance from the public street standards must be appealed to the City Board of Directors. Sec. 31-87 requires that, in addition to the information furnished, the applicant is to: 1) provide the name and address of the owner of record and the source of title giving deed book and page number or instrument number; 2) indicate the average and minimum lot sizes; 3) any existing and the proposed covenants and restrictions; and, 4) request any variances, waivers, or deferrals. Sec. 31-89 requires that, in addition to the information furnished, the plat is to show: 1) minimum building front yard setback lines; 2) a preliminary storm drainage plan incorporating proposed easements and typical ditch section; 3) the names of owners of all land which abut the proposed subdivision; 4) accurate locations and adequate physical descriptions of all monuments, showing the size and type of material of all monuments; 5) the zoning classifications within the plat and of abutting areas; 6) any floodplain area within the plat; and 7) any proposed phasing of the development. Sec. 31-91 requires that the Certifications be executed. Sec. 31-93 requires that a preliminary Bill of Assurance is to be provided with the application. Sec. 31-201 provides that, when a subdivision abuts a partially dedicated or constructed public street, the minimum of one-half the required Master Street Plan improvements is required to be provided by the developer. 4 FILE NO.: Z-5845-A Continued Sec. 31-256 requires that the front building setback line be platted on the various lots. The plat notes that the rear Tract "All is for a future phase, yet the project narrative does not address issue. The Site Plan Review Specialist notes that the areas set aside for buffers meet the zoning ordinance requirement. If this site is platted as having separate lots, then the Landscape ordinance will require a 6 foot wide landscape strip along each lot line at the vehicular use areas, exclusive of ingress and egress easements. E. ANALYSIS: The R-5 zoning district permits a density of up to 36 dwelling units per acre. on the 2.2 acre site, 15 units are proposed, or a density of less than 7 units per acre. The proposed, even with future additional units, is well within the density allowed by the existing zoning and by the Land Use Plan designation for "Multi -Family" use of the area. Twenty-three parking spaces are required by the Regulations; 34 spaces are provided. The parking requirements are met. The applicant proposes a common access easement, with a private drive, and an access easement, with provision for common cross -access for the dries and parking areas, and requests a variance to permit the drive and parking areas to be construed to private drive standards, instead of to City public street standards. If the private drive is required to be construed to public street standards, the street will have to be a minimum of 27 feet, with a 36 foot flare at Reservoir Rd., in lieu of the 25 feet proposed, there will have to be a cul-de-sac, or other approved turn -around device within the access easement at the east end of the drive, sidewalks will be required along both sides of the drive, and the minimum spacing of drive entrances to the parking lots of 300 feet between curb cuts will be in force. The applicant is seeking a variance from these provisions, citing the common and cross -access easements and the light number of vehicles on the site. Half street improvements to Reservoir Rd. are required, and no waiver or deferral of this requirement is requested. The deficiencies in the submitted plan and information are not substantial, and can be provided subsequent to the Planning Commission approval of the planned development, but prior to the item being heard by the Board of Directors. The status of "Tract A" needs to be clarified. If it is to be used for future development, the footprints of future buildings, drives, and parking need to be included at this 5 FILE NO.: Z-5845-A Continued time. Otherwise, an amended planned development will need to be considered when the future development is undertaken. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development, and of the common access easement and private drive for access to the individual lots and parking lots, Staff recommends denial of the private drive/parking area layout. SUBDIVISION COMMITTEE CONTENT: (NOVEMBER 22, 1995) Mr. Jack Larrison, the applicant, and Mr. John Pownall, with Thomas Engineering, the project engineer, were present. Staff outlined the proposed development and reviewed with Mr. Larrison, Mr. Pownall, and the Committee members the concerns noted in the discussion outline. David Scherer, with the Public Works staff, explained the Engineering concerns regarding the design of the private drive and parking areas. He also discussed the nature of any proposed future development on the east tract. Mr. Larrison explained that, at most. two additional buildings might be built on this tract, and that the existing parking lots abutting the lot line would be expanded onto the new area. He indicated that the future development would be indicated on the drawing. David Scherer explained the requirement for improvements to Reservoir Rd. with the assurance from Misters Larrison and Pownall that the deficiencies and concerns would be addressed, the Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a revised site plan which addresses the concerns discussed at the Subdivision Committee meeting and in the staff "write-up", and that staff recommended approval of the planned development. Staff explained that the Ordinance provides that, when a development requires the creation of an internalized circulation system to provide access to multiple lots, the Planning Commission may authorize the use of a service easement in lieu of a Public Street. Staff noted that the applicant had requested this type service easement, and that the design meets with Public Works requirements. Staff recommended approval of the service easement. Staff explained that the Ordinance requires that improvements within access easements meet public street standards, but that the applicant had requested a variance from this requirement to permit the improvements to be to private drive and parking lot standards, and without sidewalks along both sides of the drive, 6 FILE NO.: Z-5845-A Continued as would be required on a commercial street. Staff noted that this variance would require Board of Directors approval, and recommended that the Commission recommend approval of this requested variance to the Board of Directors. Staff explained that the Ordinance requires one-half boundary street improvements for Reservoir Rd., a boundary street to this project, but that the applicant had requested a deferral of this requirement until the City has a public program to continue the on -going improvements along Reservoir Rd., at which time the applicant would make his portion of the required improvements. Staff recommended denial of this requested deferral. Staff explained that the adopted Land Use Plan recommends "Multi - Family"; therefore, no Land Use Plan amendment would be necessary for approval of the PD-R. David Scherer, with the Public Works staff, commented that there is no proposed public project which will extend Reservoir Rd. improvements north of the Grassy Flat Creek bridge, and said that the developer needs to make the required half street improvements to Reservoir Rd. as required by the Master Street Plan. He reported that Public Works recommends denial of a deferral of the requested street improvements. He said that Public Works supports the requested variance for the internal drive and parking lot design. Mr. John Pownall, the project engineer, explained that it had been his and the applicant's understanding that the Grassy Flat Creek bridge would require widening and, possibly, a grade change, and that the applicant was requesting to defer the contiguous improvements to the bridge until the City has plans and a project to make necessary changes to the bridge. He said that the applicant was proposing to make the street improvements the roadway in front of the buildings, but was seeking a deferral of the improvements south of the south building. David Scherer responded that the grade of the bridge would not be changed, and explained that the road improvements are needed to permit traffic to get out of the travel lane to turn into the project. Mr. Jack Larrison, the applicant, explained that there are various lots with a tri-plex or four-plex on the lots, and that the lots, with the tri-plex or four-plex will be sold. The individual owners of the buildings will have the option of leasing the dwelling units within the building they own. A motion was made and seconded to approve the requested planned development, with the private access and service easement, and with a recommendation of approval of the variance from the public street standards for the private internal drives and parking lots. The motion was approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 7 FILE NO.: Z-5845-A Continued Interim Chairperson Ball called the question on the requested deferral of half street improvements to Reservoir Rd. The requested deferral failed with the vote of 0 ayes, 9 nays, 1 abstention (Chachere), and 1 absent. 8