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HomeMy WebLinkAboutZ-6059 Staff AnalysisVii: CHARNLEY ADDITION -- SHORT -FORM PLANNED DEVELOPMENT - RESIDENTIAL LOCATION: On the west side of Green Mountain Dr., approximately 0.25 mile north of Myra Lynn Rd. DEVELOPER- CHARNLEY CONWAY P. O. Box 165463 Little Rock, AR 72216 228-7766 ARF: 0.4566 ACRES ZONING: R-2; R-4 PLANNING DISTRICT• 2 CENSUS TRACT: 22.05 VARIANCES REOQESTED: TATF.MENT OF PR0PD AL ENGINEER Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 rxCTMBER ' L T : 1 FT NEW STREET • 0 PROP En USE $: None Multi -Family Residential The applicant proposes a planned development on a half -acre tract for the construction of ten attached._ dwelling units in three buildings. Two duplex building and one six -unit building are proposed. Each of the dwellings is to be a one -bedroom unit, with a great room and a fireplace, breakfast area, kitchen with breakfast bar, an open loft area accessed by a spiral stair staircase, and a single -car garage. Each unit is to have approximately 795 square feet of living area, plus 25 square feet of covered porch area, plus a 240 square foot garage. The buildings will be a story and a half design, producing the appearance of a single -story home. The garages will be located on the front of the buildings, with this location being chosen to contribute to the privacy of the single-family homes to the west. The separation of the units from the side and rear property lines, with this dimension being 25 feet minimum, is an attempt to add privacy for the abutting single-family homes. The development, maintains the applicant, will not be easily seen from the street due to the topography and landscaping. The landscaping will consist of plantings and natural areas, and a sprinkler system is to be installed. As many existing trees as possible are to be retained on the site. A common drive and a V single access point to the development is proposed, with the access point being located at an existing intersection which has a stop sign. The dwelling units are proposed for rental, with it being anticipated that single professionals and couples will -be the targeted tenants. Construction is anticipated to begin by the end of 1995, and to be completed within a year. A. A 7Ea Planning Commission review and a recommendation for approval of the planned development to the Board of Directors is requested. The site is undeveloped and is heavily wooded. The topography slopes downward from an elevation of. approximately 547 feet MSL (Mean Sea Level) at the southern property line to 506 feet MSL at the southeast corner of the property. The existing zoning of the tact includes a small R-2 "sliver" and an R-4 area. To the north and across Green Mountain Dr. to the east is R-2 zoned property. To the southeast, across Green Mountain Dr. is a large MF -24 tract containing a multi -family development. To the west is a PRD containing single and two-family homes. To the south is a large R-6 zoned tract containing a condominium development. C. ENGINEERING/ TILITY COMMENTS: Public Works Staff comments that: a) the entrance drive must be increased to 27 feet in width; b) a sidewalk, with ramps, will be required to be constructed along the Green Mountain Dr. frontage; and, c) a grading permit and stormwater detention analysis will be required. Water Works comments that -the utility has no objections to the proposed development. Wastewater comments that sewer --is available on the east side of Green Mountain Dr. The utility comments that the sanitary sewer manhole shown on the west side of Green Mountain Dr. is not part of the Utility's system, and neither it nor the line which serves it can be used, unless it is upgraded to the utility standards and accepted by the utility. - Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal. 2 Southwestern Bell Telephone Co. comments that easements will be required. The Fire Department approved the submittal. D. IS2VES IDES�G : The Site Plan Review Specialist notes that a portion of the northern land use buffer drops below the minimum allowable buffer of 6 feet. The full average northern buffer width required is 16 feet, or 11 feet average with a transfer. In addition to the screening along the western site perimeter, a 6 foot high opaque screen, either a wooden "good neighbor" fence or dense evergreen plantings, is required along the north property line. Unless already present, one tree per 40 feet and 1 shrub or vine per 10 feet are required within the northern and western buffers. E. ANALY I a : The Planning staff reports that the development is located in the Rodney Parham District, with the adopted Land Use Plan recommending Single Family uses. The proposed use is Multi -family and the existing zoning of the site is R-4, Duplex zoning. The Land Use Plan, to be more realistic, should more closely reflect the existing zoning, which is the likely future development. Therefore, staff recommends changing the Plan to Multi -Family use in the area of Green Mountain Dr. and south of Ethan Allen. Only a couple of Public works comments need to be addressed' by the applicant. The applicant has submitted all required drawings and information. F. 5TXFF RECOMMMD?1` IONS: Staff recommends approval of the planned development. SUBDIVISION COMMITTEE COMMENT: (OCTOBER -12, 1995) Mr. Joe White, with White-Daters & Associates, Inc., was present. Staff reviewed with the Committee members the nature of the request, and the Commitee reviewed with Mr. White the comments contained in the discussion outline. The Public Works comments concerning the width of the drive entrance and for the sidewalk were discussed. Mr. White responded that these items would be addressed. The Committee forwarded the item to the full Commission for the public hearing. 3 PLANNING gommjssigN ACTION:: (OCTOBER 31, 1995) Staff reported that all site plan and submittal issues had been resolved, but noted that the applicant had requested a deferral of the requirement to construct a sidewalk along the Green Mountain Dr. frontage of the lot for a period of five (5) years, or until there is a public or private project to construct sidewalks along Green Mountain Dr. abutting the site. Staff reported that staff recommends approval of both the Planned Development and of the sidewalk deferral request. Staff reported that the adopted Land use Plan for the site is not in conformance with the existing zoning of the site, and that staff recommended expanding the abutting Multi -Family District which lies to the south to include the Planned Development site. The item had been recommended for inclusion on the Consent Agenda for approval; however, a resident across Green Mountain Dr., at the corner of Green Mountain Dr. and Ethan Allen Dr., Ms. Cynthia Conger, indicated that she objected to the proposed use of the property. Ms. Cynthia Conger said that she feared that there is insufficient parking on the site for the proposed ten (10) apartment units; that, if even cae apartment resident had a party, the overflow parking would be onto her property. She also said that the Green Mountain Dr. -Ethan Allen intersection is hazardous, and that the ten (10) apartments would add a significant amount of traffic to the area. Mr. Joe White, representing the applicant, responded that each oz the ten (10) units is a 790 square foot, on.e-bedroom apartment, with a total of 30 parking spaces provided on site. Hn said that the parking which is provided is more than adequate for the number of dwellings, and far exceeded the required number. He also said that the driveway onto the site had been offset 75 feet from the centerline of Ethan Allen Dr-:-, and that the driveway would not form a four-way intersection with Ethan Allen Dr. The proposed planned development was recommended to the Board of Directors for approval with the vote of 6 ayes, -2 nays, 3 absent, and 0 abstentions. 4 TITLE• City Land Use Plan Amendment - Rodney Parham District LOCATION: REQUEST: SOURCE: STAFF REPORT: West of Green Mountain and south of Ethan Allen Single Family to Multifamily Staff Z-6059 As a part of the staff review of a rezoning request the adopted Plan for the site was reviewed. The Plan recommends Single Family use; however the site is zoned multifamily. Some of the area in zoned for Duplex and some for High Density Multifamily. Since the area is already zoned for a higher density then the Plan recommends, it would be appropriate to recognize the existing conditions. The Plan should be as realistic as possible so that people can rely on it and make decisions based in part on the Plan. The City has attempted to make the Plans as realistic as possible so that neighbors and citizen could rely on them. Thus Multifamily use should be shown for the site in question. STAFF RECOMMENDATION: Approval October 31, 1995 ITEM FILE NO.: Z- 4 05 DAME: CHP,RNLEY ADDITION -- SHORT -FORM PLANNED DEVELOPMENT - RESIDENTIAL LOCATION: On the west side of Green Mountain Dr., approximately 0.25 mile north of Myra Lynn Rd. DEVELOPER: CHARNLEY CONWAY P. O. Box 165463 Little Rock, AR 72216 228-7766 AREA: 0.4566 ACRES ZONING: R-2; R-4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 ENGINEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 1 FT. NEW TREET: 0 PROPOSED UES: Multi -Family Residential VARIANCES RE UESTED: None STATEMENT OF PROPOSAL: The applicant proposes a planned development on a half -acre tract for the construction of ten attached dwelling units in three buildings. Two duplex building and one six -unit building are proposed. Each of the dwellings is to be a one -bedroom unit, with a great room and a fireplace, breakfast area, kitchen with breakfast bar, an open loft area accessed by a spiral stair staircase, and a single -car garage. Each unit is to have approximately 795 square feet of living area, plus 25 square feet of covered porch area, plus a 240 square foot garage. The buildings will be a story and a half design, producing the appearance of a single -story home. The garages will be located on the front of the buildings, with this location being chosen to contribute to the privacy of the single-family homes to the west. The separation of the units from the side and rear property lines, with this dimension being 25 feet minimum, is an attempt to add privacy for the abutting single-family homes. The development, maintains the applicant, will not be easily seen from the street due to the topography and landscaping. The landscaping will consist of plantings and natural areas, and a sprinkler system is to be installed. As many existing trees as possible are to be retained on the site. A common drive and a single access point to the development is proposed, with the October 31, 1995 SIUB I ITEM N '.OnFILE ND.: Z-605 access point being located at an existing intersection which has a stop sign. The dwelling units are proposed for rental, with it being anticipated that single professionals and couples will be the targeted tenants. Construction is anticipated to begin by the end of 1995, and to be completed within a year. A. PR P AL RE EST Planning Commission review and a recommendation for approval of the planned development to the Board of Directors is requested. B. EX15TING CONDITIONS: The site is undeveloped and is heavily wooded. The topography slopes downward from an elevation of approximately 547 feet MSL (Mean Sea Level) at the southern property line to 506 feet MSL at the southeast corner of the property. The existing zoning of the tact includes a small R-2 "sliver" and an R-4 area. To the north and across Green Mountain Dr. to the east is R-2 zoned property. To the southeast, across Green Mountain Dr. is a large MF -24 tract containing a multi -family development. To the west is a PRD containing single and two-family homes. To the south is a large R-6 zoned tract containing a condominium development. C. ENGINEERING QTILYTY CO NT$: Public Works Staff comments that: a) the entrance drive must be increased to 27 feet in width; b) a sidewalk, with ramps, will be required to be constructed along the Green Mountain Dr. frontage; and, c) a grading permit and stormwater detention analysis will be required. Water Works comments that the utility has no objections to the proposed development. Wastewater comments that sewer is available on the east side of Green Mountain Dr. The utility comments that the sanitary sewer manhole shown on the west side of Green Mountain Dr. is not part of the Utility's system, and neither it nor the line which serves it can be used, unless it is upgraded to the Utility standards and accepted by the utility. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal. 2 October 31, 1995 SUBDIVISION ITEM N C n FILE NO.: Z-64 9 Southwestern Bell Telephone Co. comments that easements will be required. The Fire Department approved the submittal. D. ISSTJE LEGAL TE H I AL DE IG : The Site Plan Review Specialist notes that a portion of the northern land use buffer drops below the minimum allowable buffer of 6 feet. The full average northern buffer width required is 16 feet, or 11 feet average with a transfer. In addition to the screening along the western site perimeter, a 6 foot high opaque screen, either a wooden `good neighbor" fence or dense evergreen plantings, is required along the north property line. Unless already present, one tree per 40 feet and 1 shrub or vine per 10 feet are required within the northern and western buffers. E. ANALYSIS• The Planning staff reports that the development is located in the Rodney Parham District, with the adopted Land Use Plan recommending Single Family uses. The proposed use is Multi -family and the existing zoning of the site is R-4, Duplex zoning. The Land Use Plan, to be more realistic, should more closely reflect the existing zoning, which is the likely future development. Therefore, staff recommends changing the Plan to Multi -Family use in the area of Green . Mountain Dr. and south of Ethan Allen. Only a couple of Public works comments need to be addressed by the applicant. The applicant has submitted all required drawings and information. F. STAFF RECOMMENDATIO_ $: Staff recommends approval of the planned development. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Joe White, with White-Daters & Associates, Inc., was present. Staff reviewed with the committee members the nature of the request, and the Committee reviewed with Mr. White the comments contained in the discussion outline. The Public Works comments concerning the width of the drive entrance and for the sidewalk were discussed. Mr. White responded that these items would be addressed. The Committee forwarded the item to the full Commission for the public hearing. 3 October 31, 1995 SUBDIVISION ITEM(ContFILE NO ti - PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that all site plan and submittal issues had been resolved, but noted that the applicant had requested a deferral of the requirement to construct.a sidewalk along the Green Mountain Dr. frontage of the lot for a period of five (5) years, or until there is a public or private project to construct sidewalks along Green Mountain Dr. abutting the site. Staff reported that staff recommends approval of both the Planned Development and of the sidewalk deferral request. Staff reported that the adopted Land Use Plan for the site is not in conformance with the existing zoning of the site, and that staff recommended expanding the abutting Multi -Family District which lies to the south to include the Planned Development site. The item had been recommended for inclusion on the Consent Agenda for approval; however, a resident across Green Mountain Dr., at the corner of Green Mountain Dr. and Ethan Allen Dr., Ms. Cynthia Conger, indicated that she objected to the proposed use of the property. Ms. Cynthia Conger said that she feared that there is insufficient parking on the site for the proposed ten (10) apartment units; that, if even one apartment resident had a party, the overflow parking would be onto her property. She also said that the Green Mountain Dr. -Ethan Allen intersection is hazardous, and that the ten (10) apartments would add a significant amount of traffic to the area. Mr. Joe white, representing the applicant, responded that each of the ten (10) units is a 790 square foot, one -bedroom apartment, with a total of 30 parking spaces provided on site. He said that the parking which is provided is more than adequate for the number of dwellings, and far exceeded the required number. He also said that the driveway onto the site had been offset 75 feet from the centerline of Ethan Allen Dr., and that the driveway would not form a four-way intersection with Ethan Allen Dr. The proposed planned development was recommended to the Board of Directors for approval with the 'vote of 6 ayes, 2 nays, 3 absent, and 0 abstentions. 0