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HomeMy WebLinkAboutZ-5924-A Staff AnalysisFebruary 14, 2008 ITEM NO.: G FILE NO.: Z -5924-A NAME: The Residences at Sherrill Heights Short -form PD -R LOCATION: Located West of Rebsamen Park Road and South of Sherrill Heights Road DEVELOPER: Matt Bell 13007 Stacy Lane Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.19 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family (0.71 acres) and R-6, High Rise Multi -family (1.17 acres) Single-family and Multi -family up to 72 units per acre -M Condominium - 4.1 units per acre VARIANCESIWAIVERS REQUESTED: 1. A deferral of the required Master Street Plan street improvements to Sherrill Road. 2. A variance from the Land Alteration Ordinance to allow advanced grading of the entire site with the development of the first building or phase. A. PROP OSAUREQUEST: The development is proposed as a private gated nine (9) unit condominium project. Each unit will be three (3) stories with a two (2) car garage and approximately 2,500 to 3,000 square feet of living space. Guest and visitor parking will be provided on the site. A dumpster will be located in the center of the development to serve all the units. A park area is located in the southeast portion of the site and will be available to the residents. February 14, 2008 SUBDIVISIO ITEM NO • G Cont. FILE NO.: Z -5924-A The developer is requesting a deferral of the street improvements to Sherrill Road. The request also includes a variance from the Land Alteration Ordinance to allow grading of the site with the construction of the first phase. Each unit will have views of the river and downtown Little Rock. The units are proposed with a maximum building height of 30 -feet. The height of the units will not block the view of the existing homes to the west. The developer feels the use transitions well between the apartments to the east and the single-family homes to the west. B. EXISTING CONDITIONS: The site is wooded and has a relatively steep slope falling from west to east. There are single-family homes located to the west and property owned by the Little Rock Country Club. To the east and south are apartments and to the north is vacant wooded property presently zoned R-5. Sherrill Road has been constructed with open ditches for drainage and there are no sidewalks in place along the roadway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a large number of informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. There is not a registered neighborhood associated located in the immediate area. The developer did have a neighborhood meeting with the residents on December 4th at the Pulaski Bank Community Room located on R Street. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Sherrill Road including 5 -foot sidewalk with the planned development. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance must be obtained to advance grade the entire site. 4 February 14, 2008 SUBDIVISION ITEM NO.: G (Cont. E. F FILE NO.: 7-5924-A 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the startof construction. 5. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter : No comment received. Center -Point Ener : 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. On-site private fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact Little Rock Fire Department for more information. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multi Family. The applicant has applied for a rezoning from R-2, Single-family and R-6, High Rise Multi -family to Planned Residential Development to allow the construction of nine (9) condominiums. K February 14, 2008 SUBDIVISION ITEM NO.: G (Cont) FILE NO.: Z -5924-A The request does not require a change to the Land Use Plan. Master Street Plan: Rebsamen Park Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Sherrill Road is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Rebsamen Park Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a City recognized Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Land use buffer varies substantially on this site; however, by taking the smallest distance and calculating the six percent (6%) equates to twelve feet. The land use buffer should not drop below this minimum amount and the current submittal does in one location only. A minor revision is needed. Seventy percent (70%) of this area is to remain undisturbed. 3. The City of Little Rock and the City Beautiful Commission would love to see the triangular piece of property platted as a tree preservation area, if undevelopable otherwise. 4. The property to the west 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 western perimeter of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. CI February 14, 2008 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -5924-A 7. 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: (November 29, 2007) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested Mr. White provide the total acreage of R-2, Single-family zoned property and the total acreage of R-6, High Rise Multi -family zoned property. Staff also questioned if the development would be constructed in a single phase or multiple phases. Staff stated if the development was proposed in phases and the developer intended to clear areas located within the future construction zones, a variance from the Land Alteration Ordinance would be required. Staff also requested the developer provide the dimensions of all property lines and proposed building setbacks. Public Works comments were addressed. Staff stated one-half street construction would be required with the proposed development to include curb, gutter and sidewalk. Staff also requested the applicant provide a letter certifying the sight distance at the intersections to comply with 2004 ASHTO Green Book standards. Landscaping comments were addressed. Staff stated a twelve foot buffer was required around the perimeters of the site. Staff noted in one area the site plan did not comply with the minimum buffer standard. Staff also requested the applicant provide the triangular piece adjacent to Sherrill Road as a tree conservation and preservation easement since the area did not appear to be developable. Staff noted screening would be required along the western perimeter adjacent to the R-2, Single-family zoned property. Staff also stated an automatic irrigation system would be required to water landscape areas and prior to the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect would be required. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 6". February 14, 2008 SUBDIVISION ITEM NO.: G (Cont. H. ANALYSIS: FILE NO.: Z -5924-A The applicant submitted a revised site plan to staff addressing most of the issues raised at the November 29, 2008, Subdivision Committee meeting. The applicant has proposed an undisturbed open space area along Sherrill Road, provided the dimensions for all property boundaries and indicated the development with lots and blocks. The developer has amended the request to include a deferral of the required street improvements to Sherrill Road until the development of a future phase. Staff is supportive of a deferral request of the required street improvements until Phase 3 of the development. The development is proposed in three phases with Building #3 being constructed in the first phase. The developer is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site with the construction of the first phase. The areas proposed for grading are the drives, common parking areas and building pads. The site contains two areas for storm water detention. The developer has indicated detention will be placed with the first phase of construction to limit run-off from the site. The site plan indicates the designation of the triangular piece along Sherrill Road as an undisturbed open space. The developer has indicated this area will be maintained as open space and additional landscaping will be installed to further screen the residences from the abutting roadway. The development is proposed with adequate common and private recreational and open space. The development will be serviced by a dumpster located within the proposed guest parking area. The dumpster service will be limited to daylight hours to minimize any potential impact on the development and the adjoining single-family homes. The development is proposed as a gated development. The call box has been located with adequate distance from the roadway to allow proper stacking. The driveway has insufficient turning radius and must be revised to provide a sufficient radius for an SU -30 vehicle. In addition the driveway is indicated in excess of the typical maximum driveway width of 36 -feet. Staff recommends the driveway be redesigned to allow proper turning radius and not exceed the maximum driveway width as typically allowed. The site is presently zoned R-6, High Rise Apartment District and R-2, Single-family District. The area zoned R-6, High Rise Apartment District contains 1.17 acres and the remaining 0.71 acres is zoned R-2, Single-family District. The R-6, High Rise Apartment zoning district allows for the development of 72 units per acre with a maximum building height of 75 feet. However, one foot of height may be added to the height of the building of each foot of the building or portion thereof as setback from the required yard lines. The maximum building height C February 14, 2008 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -5924-A allowed is 125 -feet. A 25 -foot setback is typically required from all abutting property lines. The setbacks proposed for the development comply with the typical setbacks per the zoning ordinance. The units are proposed with a two car garage, two external parking spaces within the drive of each unit and ten guest parking spaces. The parking as proposed is more than adequate to meet the typical minimum parking requirement for a development of this type or 13 parking spaces. The lots are proposed with a minimum width of 30 -feet and a minimum depth of 83 -feet. The lots are proposed consistent with lot development standards for Townhouse Lots (Section 31-233). The Subdivision Ordinance typically allows for Townhouse Lots to be developed with a minimum width of 22 feet and a minimum depth of 80 feet with a minimum lot area of 2,000 square feet. Platted building lines shall conform to the building location shown in the generalized site plan. The applicant has provided the proposed lot areas in excess of the typical minimum ordinance standard and proposed building locations on the site plan. The site plan indicates a large area of landscaping and areas to be retained in undisturbed buffers. The site plan also indicates the placement of a common park area with passive recreational opportunities within the park area. Each of the units will also have a yard area within the rear yard area of the units. Fencing is proposed along the eastern and southern boundaries, adjacent to the existing apartment complexes and along a portion of Sherrill Road. Fencing is not proposed along the western perimeter where adjacent to the single-family homes. The site plan indicates the placement of an identification sign near the entrance drive to the development. The sign is proposed as the maximum allowed per the zoning ordinance. The maximum height allowed would be six feet and the maximum sign area would be thirty-two square feet. Staff is generally supportive of the development. The development is proposed as an attached single-family development constructing nine units in three buildings. The density proposed for the development is 4.1 units per acre. The building height proposed is significantly less than the ordinance typically allows for R-6, High Rise Apartment development and less than the height typically allowed per the R-2, Single-family zoning district or 35 -feet. Staff has concerns with the drive as indicated. Staff recommends the applicant redesign the entrance to the development to comply with the typical ordinance standards for driveway construction. To staff's knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. 7 February 14, 2008 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z -5924-A PLANNING COMMISSION ACTION: (JANUARY 3, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 2, 2008, requesting a deferral of the item to the February 14, 2008, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the deferral request and the request being made less than five (5) days prior to the public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion of a By-law waiver of the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated January 21, 2008, requesting withdrawal of this item. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 21, 2008, requesting withdrawal of this item. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. A motion was made to approve the item as presented by staff on the consent agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. ITFM NO_- 10 NAME: The Residences at Sherrill Heights Short -form PD -R Z -5924-A LOCATION: located West of Rebsamen Park Road and South of Sherrill Heights Road Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 19, 2007. The Office of Planning and Development must receive the proof of notice no later than December 28, 2007. 2. The development is proposed utilizing local trash pick-up. The number of units proposed exceeds the typically number of units the City will pick up. The site plan indicates the placement of a dumpster on the site. Will the hours of dumpster service be limited to daylight hours? 3. A variance from the Land Alteration Ordinance is being requested but the site plan indicates the development will be constructed in a single phase. 4. Provide building elevations, proposed construction material and proposed fencing location and materials on the site plan. The site plan indicates a maximum building height of 30 -feet. 5. Will the development contain an identification sign? If so provide the location of the site plan for the proposed signage. 6. Is the development being proposed as a gated community? If so provide the location of the proposed gate and the required turn -around. 7. The development consists of nine units of multi -family development. The site plan indicates a two car garage to serve each of the units, two exterior parking pads and the placement of ten additional guest parking spaces. The indicated parking is more than adequate to serve the development. 8. Provide the percentage of open space proposed to serve the development. The PZD ordinance typically requires a minimum of ten to fifteen percent be set aside as common usable open space. Identify the private open space for each of the proposed units. Single-family, duplex and zero lot line developments are to have a minimum of 500 square feet of usable private open space per unit. 9. Will the units be sold and if so will there be a transfer of property (dirt) with each of the units? If so create lot lines on the proposed site plan to allow for the creation of a preliminary plat. 10. Dimension all property line boundaries of the development. 11. Provide the total area zoned R-6 and the total area zoned R-2. 12. Provide a Bill of Assurance for the development. The survey indicates the development is located on Lot 7 of the Club Terrace Addition, Pulaski County, Arkansas. Variance/Waivers: Item # 10. 1. A waiver of the required Master Street Plan street improvements to Sherrill Road. 2. A variance from the Land Alteration Ordinance to allow advanced grading of the entire site with the development of the first building or phase. Public Works Conditions: 1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Sherrill Road including 5 -foot sidewalks with planned development. A waiver of street improvements is being requested. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance must be obtained to advance grade the entire site. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : 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. On-site private fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 Customer Owned Line Agreement is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact Little Rock Fire Department for more information. County Plannin : No comment. Item # 10. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multi Family. The applicant has applied for a rezoning from R-6 to Planned Residential Development to allow the construction of 9 condominiums. The request does not require a change to the Land Use Plan. Master Street Plan: Rebsamen Park Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Sherrill Heights Road is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Rebsamen Park Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a city recognized Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's minimum landscape and buffer ordinance requirements. 2. Land use buffer varies substantially on this site; however, by taking the smallest distance and calculating the six percent (6%) equates to twelve foot. The lana use buffer should not drop below this minimum amount and the current submittal does in one location only. Minor revision needed. Seventy percent (70%) of this area is to remain undisturbed. 3. The City of Little Rock and the City Beautiful Commission would love to see the triangular piece of property platted as a tree preservation area, if undevelopable otherwise. 4. The property to the west 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 western perimeter of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 7. 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. Item # 10. 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, December 5, 2007. Item # 10.