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HomeMy WebLinkAboutZ-5936-H Staff Analysisc0 2007 :' NNO.: 12 D 4- S -7 FILE NO.: Z NAME: Chenal Condo's Short -form PD -R LOCATION: Located on the Northwest comer of Rahling Road and Chenal Parkway DEVELOPER: First Delta Development Group C/o William Dean 18 Corporate Hill Drive Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.7 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 MF -18 Multi -family 18 units per acre -M Multi -family — 15.3 units per acre VARIANCESIWAiVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The property contains 4.7 acres located at the northwest corner of Chenal Parkway and Rahling Road just north of the Bank of the Ozark property � proposing development with a new corporate office. First er overlooking Development No nGroup g ee ksof Chenal a "high-end' condominium development ❑ g Country Club. The project will consist of six buildings three -stories undin he ght with al total of 72 units. All units will have one parkingspace 87 spaces will be constructed above ground for guest parking. The development will be gated and take access from the sharedwbe hich connects to Chenal Parkway and Rahling Road. A swimming pool with cabana will April 12, 2007 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z -5936-H centrally located near the entrance. A community mailbox will also be provided with a pick-up lane. The development will have access to the Chenal Golf Course with a cart trail tying directly into the cart path on Hole #6. The lower level of Building A will have cart storage for individuals who wish to own a Chenal golf cart. B. EXISTING CONDIT)ONS: Ordinance No. 19,501 adopted by the Little Rock Board of Directors on March 21, 2006, revoked a previously approved PCD restoring this site to the previously held MF -18 Zoning District. The site is a sparsely wooded site located adjacent to the Chenal Golf Course to the north. South of the site a large area has been cleared for construction of an office building and further south a shopping center. Rahling Road has been extended to the west of Chenal Parkway but the connection to Chenal Parkway has not been completed. To the west of the site is an area zoned OS, Open Space and further west is vacant R-2, Single-family residentially zoned property. Across Chenal Parkway is a large tract of 0-2, Office and Institutional District zoned property which is presently tree covered. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with the DuQuesne Place Property Owners Association, the Aberdeen Place Property Owners Association and the Margequx Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1. 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. 2. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 3. Show improvements and curb cuts for the Bank of the Ozarks site to better determine location of proposed entrance. 4. The right turn lane on Chenal Parkway must be constructed with 250 feet of stacking distance and a 150 foot taper. 2 E ON NO.: 12 Cont.) FILE NO.: Z -5936-H 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Turn around must be provided for a WB -30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Capacity Contribution Fee will be charged for this project. Contact Little Rock Wastewater Utility at 688- 1414 for additional information. Entergy: No comment received. Center -Point Ener : Approved as submitted. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 April 12, 2007 SUBDIVISION ITEM NO.: 12(Cont.)FILE NO.: Z -5936-H CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a short form PD -R Planned Development Residential to allow the development of the site with three buildings containing 72 units of owner occupied condominium housing. The application is closer to the Land Use Plan than the current zoning of MF -18. The request does not require a change to the Land Use Plan. If this site does develop as proposed, staff will include it as clean-up when there is a review of the Plan in this area. Master Street Pian: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal since it is a Principal Arterial. Bicycle Plan: A Class I bike route is shown along Chenal Parkway and Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape, 1. Compliance with the City's landscape and buffer ordinance is required. 2. The zoning street buffer ordinance requires an average twenty-two foot wide (22') street buffer along Chenal Parkway. 3. The zoning buffer ordinance requires a land use buffer along the western perimeter of the site of twenty-two foot. Seventy percent (70%) of this area is to remain undisturbed. Currently, a driveway is proposed in this location. Please relocate this drive out of this minimal land use buffer. Easements cannot count toward fulfilling this requirement. 4. The zoning street buffer ordinance requires an average thirty-three foot wide (33') street buffer along the shared private drive. 51 is► c0 W 1 f= 2007 ,;-g 1VISION STEM NO.: 12 Cont. FILE NO.: Z -5936-H 5. The zoning buffer ordinance requires a land use buffer along the northern perimeter of the site next to the golf course area. This buffer should be thirty-three foot in width of which, seventy percent (70%) is to be undisturbed. Easements cannot count toward fulfilling this requirement. 6. 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 northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. 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: (March 22, 2007) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the development was proposed at a density less than currently allowed per the existing MF -18 zoning. Staff also questioned the dashed line around the perimeter of the site. Staff stated the indicated turn -around was not adequate to provide turning movements for large vehicles. Staff stated the entrance should be redesigned to allow proper turning movements. Public Works comments were addressed. Staff stated an additional lane would be required along Chenal Parkway. Staff also requested the applicant provide the driveway locations for the proposed bank to ensure the drives were aligned. Landscaping comments were addressed. Staff stated the indicated buffers did not appear to meet the typical minimum requirements. Staff also stated a landscape plan would be required at the time of development. 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. G� April 12, 2007 SUBDIVISION ITEM NO.: 12 Cont. mom. FILE NO.: 2-5936-H H. ANAL: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 22, 2007, Subdivision Committee meeting. The applicant redesigned the entrance to allow adequate maneuvering for vehicles entering and exiting the site. The drive located on the adjoining property has also been indicated and there is no conflict in turning movements. The applicant is proposing the development of this 4.7 acres located just north of the Bank of the Ozark property as a "high-end' condominium development overlooking the No. 6 Green of Chenal Country Club. The project will consist of six (6) buildings three floors of residential housing with twelve (12) units per building for a total of 72 units. All units will have one parking space underground An additional 87 spaces will be constructed above ground for guest parking. The development will be gated and take access from the shared private drive which connects to Chenal Parkway and Rahling Road. A swimming pool with Cabana will be centrally located near the entrance along with the community mailbox which will allow a pick-up lane at the mail location. The development is proposed with access to the Chenal Golf Course with a cart trail tying directly into the cart path on Hole #6. The lower level of northern most buildings will have cart storage for individuals who wish to own a Chenal golf cart. The buildings are proposed four stories in the rear. The maximum building height proposed is 42 -feet. The lower level of each building is proposed for parking with three levels of residential housing above. Each building is proposed with a total of twelve units. The property is presently zoned MF -18. The typical maximum building height for MF -18 zone property is 35 -feet. Staff is supportive of the increased building height. The applicant has indicated structures with parking located under the building to limit the amount of surface parking. The buildings are proposed with shingled roofs, stucco' and stone veneer. Architectural elements include metal gable vents, iron railings, French doors and transoms and shuttered awnings are proposed. The developers have indicated these architectural elements to add design and character to the buildings as well as break the massing of the structures. The site pian indicates the placement of 159 parking spaces. Typically a multi -family development with 72 units would require the placement 108 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking demand. The site plan indicates the placement of interior landscaping and adequate buffering around the perimeters of the site to satisfy the typical minimum ordinance requirements. The site plan indicates a 40 -foot building setback and a minimum 6 iw f _ ,2007 VISION O.: 12 [Cont. LE NO.: Z -5936-H 22 -foot average street buffer along Chenal Parkway. The site plan also includes the placement of a 25 -foot landscape buffer along the western perimeter and the placement of dense evergreen plantings within the buffer area. Fencing is not proposed along the western perimeter. Along the northern perimeter a 30 -foot average buffer is proposed with the placement of dense evergreen plantings in this area as well. No fencing is proposed along the northern perimeter either. The area is zoned residentially but is developed as the 6th hole of the Chenal Golf Course. The developers have indicated a desire to capture the views of the golf course and request the typically required screening not be required. The property to the west is zoned OS, Open Space. Staff is supportive of the allowance of the plantings and buffers as indicated. Fencing is proposed along the Chenal Parkway and the southern perimeters of the site. The fencing is proposed as a combination of brick, wrought iron and wood or a wood simulation. The maximum height of the fence proposed is eight (8) feet with the columns extending two (2) feet above the finished fence height. Staff is supportive of the fencing as proposed. The applicant has indicated development signage on the proposed site plan. The signage will be consistent with signage allowed per the Chenal Design Overlay District or a maximum of eight (8) feet in height and one hundred square feet in area. A sign will be located along Chenal Parkway with a second sign located at the entrance to the development. Staff is supportive of the signage as proposed. Staff is supportive of the request. The development is proposed with a density similar - to the density allowed per the current zoning. The development is proposed with 15.3 units per acre. To staff s knowledge there are no outstanding issues associated with the request. Staff feels the development of the project as proposed will not significantly impact the area and should provide an alternative housing type for the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs, D, E and F of the above agenda staff report. 7 April 12, 2007 SUBDIVISION ITEM NO.: 12 {Cont. FILE NO.: Z-59 There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. E