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HomeMy WebLinkAboutZ-6049-B Staff AnalysisFebruary 16, 2006 ITEM NO.: C.1 NAME: Thomas Park Estates Short -form PD -R FILE NO.: Z -6049-B LOCATION: Located on the Southwest corner of West 36th Street and South Bowman Road DEVELOPER: Thomas and Thomas P.O. Box 241803 Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 12.7 acres NUMBER OF LOTS: 54 FT. NEW STREET: 1,750 LF CURRENT ZONING: 0-2, With a height limit condition ALLOWED USES: Office and Institutional Uses PROPOSED ZONING: PD -R PROPOSED USE: Residential - Zero Lot Line Single-family VARIANCESMAIVERS REQUESTED: The applicant is requesting an in -lieu contribution for the street construction: of West 36th Street. BACKGROUND: Ordinance No. 18,813 adopted by the Little Rock Board of Directors on February 18, 2003, rezoned this site from R-2, Single-family to 0-2, with conditions (a maximum building height not to exceed three stories). The Little Rock Planning Commission approved a Conditional Use Permit on October 31, 1995, for a church development on the site. The church development never took place and the Conditional Use Permit expired. February 16, 2006 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z -6049-B A. PROPOSAUREQUEST: The applicant is proposing the development of 12.7 acres located at the Southwest corner of West 36th Street and Bowman Road. The applicant has indicated the owner is proposing to develop 54 zero lot line single-family lots through a Planned Residential Development. The applicant has indicated lots primarily of 40 -feet by 110 -feet or 4,400 square feet. Comer lots within the development will be 75 -feet by 110 -feet or 8,250 square feet. The development will be constructed in a single phase and the lots will be developed with a 45 -foot gated private access and utility easement. Access to the development will be from Bowman Road and no access is planned from West 36th Street. The applicant has indicated four tracts of open space to be retained by the Homeowners Association as open space and park areas. The proposed site plan indicates three typical housing footprints for potential development of the lots. House Typical A indicates a single story footprint of 1,400 square feet or a two-story structure containing 3,240 square feet. House Typical B indicates a building footprint of 1,840 square feet with a two-story structure of 4,120 square feet. House Typical C indicates a building footprint of 2,100 square feet with a two-story unit containing 4,640 square feet. The applicant has indicated each of the units will be rear loaded with a two -car garage. The applicant has indicated a 30 -foot access and utility easement located along the rear lot lines. The applicant has indicated a six-foot fence will be placed around the perimeter of the proposed development. Fencing within the required building setback along West 36th Street is desired to separate the proposed homes from the adjoining roadways. B. EXISTING CONDITIONS: The site contains two single-family residences located at the northeast corner of the property, with the remainder of the property being undeveloped and partially wooded. The western portion of the site is located. in the floodplain. The uses in the area are primarily residential uses. There is a horse farm located south of the site. Bowman Road is a two-lane road with open ditches for drainage and no sidewalk in place. West 36th Street along the northern boundary of the property has not been constructed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The John Barrow Neighborhood Association, all property owners 2 February 16, 2006 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z -6649-B located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. This property is traversed by the proposed re -alignment of Bowman Road and the proposed extension of 36th Street. The proposed right-of-way dedication appears sufficient as shown on the plans. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from proposed centerline will be required. 36th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from proposed centerline will be required. At intersection dedicate 62 feet of right-of-way to accommodate dual left turn lanes as required by Master Street Plan on both Bowman Rd and 36th Street. 2. A 75 feet radial dedication of right-of-way is required at the proposed location of the intersection of Bowman Road and 36th Street. 3. With site development, provide design of street conforming : to the Master Street Plan. Construct one-half street improvement to 36th Street including 5 -foot sidewalks with planned development. Pay in -lieu for one-half street improvement to Bowman Road including 5 -foot sidewalks with planned development. 4. The minimum Finish Floor elevation of the lots in the 100 -year floodplain is required to be shown on plat and grading plans. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. 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. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. Resubmit plans showing proposed re -alignment of 36th and Bowman to create a 90 -degree (closer to 90 degrees) intersection so signalization will not be a problem in the future. 10. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 3 February 16, 2006 SUBDIVISION ITEM NO.: C.1 (( E. F. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required for the proposed development. 688-1414 for additional information. Entergy: No comment received. FILE NO.: Z -6049-B required, with easements, if service is Contact Little Rock Wastewater Utility at Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Care must be taken to protect the existing 24 -inch waterline crossing this property. Construction of permanent facilities including patios in this easement will not be allowed. Fences without foundations, driveways and parking areas will be allowed. A water main extension to each lot will be required. 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 two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department 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 the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATH: The site is not located near a dedicated CATA Bus Route. ISSUES/TECHN ICAVDESIGN: Planning Division: This request is Located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Residential District for a zero lot -line residential subdivision. A land use plan amendment for a change to Low Density Residential is a separate item on this agenda (LU05-18-02). 4 February 16, 2006 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z -6049-B Master Street Plan: Both Bowman Road and 36th Street are shown as Minor Arterials on the Master Street Plan. A proposed collector extends from 36th Street, west of Bowman Road and follows Brodie Creek to the north and west toward the Woodlands Edge residential development. These streets may require dedication of right-of-way and will require street improvements. Bicycle Pian: The Little Rock Bike Plan proposes a Class 2 Bike route along Bowman Road. A Class 2 route has a designated part of the paved roadway for bicycle use. The Plan proposes a Class 1 Bike Route along Brodie Creek. A Class 1 route is a separate paved path for the sole use of bicycles. 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Pat McGetrick 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 questioned if the development would utilize West 36th Street. Mr. McGetrick stated the development would not access West 36th Street and the only access would be from Bowman Road. Staff also questioned any proposed fencing. Mr. McGetrick stated he would note fencing on the revised site plan. Public Works comments were addressed. Staff stated the developers would be required to construct West 36th Street and Bowman Road. Mr. McGetrick stated the developers were requesting an in -lieu contribution rather than street construction. Mr. McGetrick stated he would follow up with staff on this issue. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact- them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing some of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has provided fencing on the proposed site plan. The applicant has indicated an eight -foot brick and iron fence will be constructed around the perimeter of the site and a gate provided at the entrance along Bowman Road. February 16, 2006 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z -6049-B The applicant has revised the site plan to clearly indicate there is no access to West 36th Street. The applicant has provided a turn -around along the western perimeter to allow an escape from the development other than traveling the entirety of the development along the rear access alley. The applicant has indicated 1 acre of common open space area. The planned development ordinance requires 10 to 15 percent of the site be developed as common open space area. The site contains 12.85 acres which would require 1.2 to 1.9 acres to be set aside as common open space. Staff would recommend the applicant provide additional common open space to meet the minimum requirement of the ordinance. The ordinance also requires a minimum of 500 square feet of usable private open space per unit. The applicant has indicated each of the lots will contain the minimum private open space requirement. The applicant is proposing the development of this 12.85 acre tract with 54 single-family zero lot line homes. The applicant has indicated an overall density of 4.2 units per acre; consistent with single-family development. The applicant is proposing the development with a single gated access point to Bowman Road. The applicant is requesting an in -lieu contribution for West 36th Street. The applicant's entrance is located very near the intersection of West 36th Street and Bowman Road, two principal arterial roadways. Staff has concerns with the placement of the entrance to the proposed subdivision at this location. Based on potential traffic volume in the area, staff feels the location would generate traffic conflicts and safety concerns. Staff would recommend the applicant construct West 36th Street and take access from this roadway. Staff feels with the entrance located on West 36th Street, sufficient spacing could be obtained to allow the future homeowners easy ingress and egress from the proposed subdivision. Although staff is supportive of the development off the site with residential housing, staff is not supportive of the applicant's indicated access. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant submitted a request dated November 8, 2005, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the By-laws D February 16, 2006 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z -6049-B due to the late withdrawal request on the part of the applicant. Staff stated they were supportive of the By-law waiver for the withdrawal request. There was no further discussion of the item. A motion was made to approve the By-law waiver for the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not contacted staff concerning the application request since the November 10, 2005, Public Hearing. Staff recommends this item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was not present. There were no registered objectors present. Staff presented the item indicating the applicant had not contacted them concerning the application request since the November 10, 2005, Public Hearing. Staff presented a recommendation the item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no activity on this application request since the previous public hearing. Staff recommends this application request be withdrawn without prejudice and re -filed when the proposed development plan is secured. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated there had been no activity on this application request since the previous public hearing. Staff presented a recommendation the application request be withdrawn without prejudice and re -filed when the proposed development plan is secured. 7 February 16, 2006 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z -6049-B There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. RI Nov 08 05 10:01a p.2 November S, 2005 ENC'INEERS - Pl: 4M,P1ER5 - .SURVEYORS Ms. Donna James Subdivision Administrator Department of Planning and Development 723 West Markham Street Little Rock, AR 72201 Re: Withdrawal without Prejudice Thomas PRD Dear bis. James: We are herewith requesting that the abovereferenced project be withdrawn without prejudice from Planning Commission Review. If you have any questions regarding this submittal, please advise. Sincerely, McGetrick & McGetrick r��.tL Patrick M. McGetrick, P.E. 10 Otter Creek Court, Sults A Little Rock, Arkansas 72210 Wl-455-8899 fax 501-455-8898 City of Little Rock Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Subdivision Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 February 21, 2006 McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 Re: Thomas Park Estates Short -form PD -R (Z -6049-B), located on the southwest corner of West 36th Street and South Bowman Road Dear Sirs: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on February 16, 2006: Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Meeting. X Other: Withdrew your request. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator City of Little Rock L�mtDepartment of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Subdivision Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 January 9, 2006 McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 Re: Thomas Park Estates Short -form PD -R (Z -6049-B), located on the southwest corner of West 36th Street and South Bowman Road Dear Sirs: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on January 5, 2006: Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. X Deferred to February 16 2006 Meeting. Other: If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator City of Little Rock U1Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Subdivision Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 November 14, 2005 McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 Re: Thomas Park Estates Short -form PD -R (Z -6049-B), located on the southwest corner of West 36th Street and South Bowman Road Dear Sirs: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on November 10, 2005: Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. x Deferred to JanuarV 5 2006 Meeting. Other: If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator