HomeMy WebLinkAboutZ-6099 Staff AnalysisApril 25, 1996
ITEM
FILE NO. Z-6099
NAME: BENTLEY ACRES -- LONG -FORM PD -R
LOCATION: On the east side of Alexander Rd., southeast of the
east City Limits Of -Alexander, AR.
DEVELOPER: ENGINEER:
Ronnie Bentley Pat McGetrick
2410 I-30 MCGETRICK ENGINEERING
11225 Huron Ln., Suite 200
Alexander, AR 72202 Little Rock, AR 72211
847-5155 223-9900
AREA: 42.24 ACRES NUMBER OF LOTS: 140 FT. NEW STREET:
5,200
ZONING R-2 PROPOSED USES: Single -Family Manufactured Homes
PLANNING DISTRICT: Geyer Springs -West (15)
CENSUS TRACT: 41.04 -
VARIANCES RE IIE TED: None -
STAFF UPDATE:
The applicant, after further review of the Subdivision and Zoning
Ordinance requirements for both manufactured home subdivisions
and mobile home parks has requested a deferral of the hearing of
his proposal to permit him to study the options available to him
and amend his application. With the possibility of an amended
application and site plan being presented, staff sees no purpose
in commenting on an application which may be changed.
PLANNING COMMISSION ACTION:
(MARCH 7.4; 1996).
Staff reported that the applicant's representative, McGetrick
Engineering, submitted a letter on March 1, 1996, asking that the
item be deferred until the April 25 Subdivision hearing.
Mr. McGetrick indicated that the applicant was making adjustments
in the site layout in light of staff comments at the Subdivision
Committee meeting, and wished time to hold meetings with the area
land owners. Staff explained that, because of the numerous
deficiencies in the submittal and the re -design discussed at the
Subdivision Committee meeting, staff had deferred preparing a
staff report/write-up on the issue. Staff recommended that the
revised site plan, with all required information, be submitted to
staff by the March 18th, filing date, proceed through the review
April 25, 1996
SUBDIVISION HEART
ITEM NO.: E (Cont.) FILE NO.: Z-609
process as a new application, be reviewed by the Subdivision
Committee on April 4th., and be hearing on the next regular
Subdivision hearing of April 25, 1996. The requested deferral
was included on the Consent Agenda for Deferral, and was approved
with the vote of 9 ayes, 0 nays, 1 absent, 0 abstentions, and
1 open position.
STATEMENT OF PROPOSAL:
Proposed is the development of 30.64 acre site, out of a 42.24
acre tract, for a manufactured home subdivision to contain 140
residential lots and a tract for an office and laundry facility.
Homesites are to be lots with an average size of 50 feet by 125
feet, containing an average of 6,250 square feet each. The
density of the site, then, is 5 dwelling units per acre. The
development is to involve the construction of 5,200 linear feet
of public internal streets, meeting City street standards.
Building setback lines are to be 25 feet from the front right-of-
way line, and side yard setbacks are 10 feet. The applicant
notes that Sec. 31-338 of the Subdivision Regulations permits
"open, unenclosed awnings and carports (to) occupy ---(up to) _.-=45'-. of
the required minimum spacing between mobile homes", arid'retainb
this provision as applicable to this development. The -applicant-- -
also retains the option to build "site -built" homes on the lots,'
in lieu of manufactured homes. A 6 foot high wood fence is to be
provided at the perimeter of the development. Water service and
wastewater disposal is available from the City of Little Rock,
and these utilities are to be public utilities within the
subdivision. An 11.6 acre tract, noted as "Reserved" on the
plan, is not being developed at this time; although, one of the
internal streets is extended to' its boundary to provide access at
a future date.
A. PROPOSAL/REQUEST:
Review by the Planning Commission and a recommendation for
approval to the Board of Directors for a PD -R is requested.
B. ExISTI G CO ITIQ
The site is undeveloped and is heavily wooded. The
topography slopes upward from Alexander Rd., at an elevation
of 350 feet, MSL (Mean Sea Level) at the northwest corner of
the tract to 370 feet along Alexander Rd. at the western
edge of the tract, to 450 feet at the southeast corner of
the portion of the site to be developed, to over 530 feet in
the "Reserved" tract. Grades are generally 4-6% over the
portion of the site to be developed; are over 30% in the
"Reserved" tract.
K,
April 25, 1996
SUBDIVISION HEARING
ITEM NO.: E (Cont.) _ FILE NO.: Z-6099
The existing zoning of the site, and of all abutting areas,
is R-2.
C. ENGINEERING/UTILITY COMMENTS:
Public Works comments:
Alexander Rd. is a Minor Arterial roadway, and the
development of the site will necessitate dedication of
right-of-way and one-half street improvements to Minor
Arterial standards. Right-of-way to 45 feet from the
centerline of Alexander Rd. is required. A sidewalk
must be constructed along the Alexander Rd. frontage.
All internal street curves must be 150 foot minimum,
and should have a sidewalk along at least one side of
the streets.
The lots shown could generate 1000 vehicles per day,
with 100 lots using Lowe Dr. The Ordinance limits
residential streets to 2500 vehicles per day. Lowe
Dr., then, should be designed to collector standards.
Monnie Loop should be terminated iri=acid-de-sac.
The name "Alexander Trail" is unacceptable.
An APDC&E permit and site grading and excavation
permits.from the City must be obtained prior to
beginning any work.
The Stormwater Detention analysis is required.
Arkansas Power and Light Co. noted that, if overhead
services are to be provided, 15 foot easements at the rear
property lines of the lots will be required; if, on the
other hand, underground service is requested, 10 foot
easements are required at the front property line.
Southwestern Bell Telephone Co. will require.15 foot
easements at the rear of all lots (straddling common rear
lot lines; within the boundary of the tract at boundary lot
lines).
Little Rock Water Works comments that there is a 16" water
main crossing this property. The easement for this main
must be shown. Water main extensions will be required. An
acreage charge of $150/acre and a front footage charge of
$9.00 per foot on the 16" main apply, and that these charges
are in addition to any normal charges.
Little Rock Wastewater Utility comments that a sewer main
extension, with easements, will be required.
�]
April 25, 1996
SUBDIVISION HEARING
ITEM NO.: E (Cont.) FILE NO.: Z=6099
The Fire Department approved the submittal.
The Site Plan Review Specialist comments that, since the use
is residential, there are no landscaping and land use
buffers which are applicable.
D. ISSUESILEGALITECHNICALIDESIGN:
Sec. 36-262 of the zoning Regulations is the manufactured
home district regulations. This sections states: "This
district provides for ownership of structure and lot for
(manufactured homes) approved by (HUD)." The regulations
require: 1) one manufactured home or one site -built home
per lot; 2) a minimum area for the site of 5 acres; 3) a
minimum lot area of 5,000 square feet, and a minimum lot
width of 50 feet; and 4) front yard setbacks of at lest 25
feet, side yard setbacks of 5 feet, and rear yard setback of
25 feet (except at corner lots where, when the street side
yard setback is kept at 25 feet, the rear yard setback may
be decreased to 8 feet). Site -built accessory building or
site -built additions to manufactured home are permitted.
Manufactured homes must have a -pitched -roof -of at least
3:12; the transport features must be removed, and the home -
placed on a permanent foundation; the foundation must be
underpinned; the exterior wall material must be compatible
with site -built housing and be oriented to be compatible
with the placement of adjacent structures; and, off-street
parking must be provided. Key elements of this section have
been met in the provided site plan. Allowance for accessory
buildings has not been provided for.
Sec. 36-126 requires Planning Commission review and approval
of the site plan for all R -7A zoned developments.
Sec. 36-452, the regulations pertaining to residential
Planned Districts, permits "incidental commercial and office
uses". The office and laundry facility are, then, permitted
in the residential Planned Development.
Sec. 36-460 specifies that, for residential Planned
Developments, that the density "shall be determined on the
basis of the densities of surrounding development". It says
that the allowed density is to be based on the zoning
district in which the site is located, but that a guideline
for the density is 4 units per acre for single-family
developments. The section states that: "Well designed open
space is an important factor in providing for innovative
design and visual attractiveness." The guideline for
providing common open space is: "A minimum of ten (10) to
fifteen (15) percent of gross planned development area shall
be designated as common usable open space". The guideline
4
April 25, 1996
SUBDIVISION HEARING
ITEM NO.: E Cont. FILE NO.: Z-6499
for providing private open space is: "Single-family
developments shall have a minimum of five hundred (500)
square feet of usable private open space per unit." The
section continues: "At least fifty (50) percent of the
required common usable open space shall conform to the
average overall slope within the development." It states:
"Recreation facilities or structures and their accessory
uses, located in common areas, shall be considered as usable
open space, as long as the total impervious surfaces, such
as paving..., constitute no more than ten (10) percent of
the total open space." The proposed density is 5 dwelling
per acre; 4 is the guideline. No common usable open space
has been provided. (Note that such common open space must
conform to the overall slope within the development.)
Sec. 36-456 required that, for a long -form planned
development, a topographic cross-section be proved. This is
needed, and has not been supplied.
Sec. 36-456 requires that all uses not only be specified,
but shown on their site. The anticipated office and laundry
facility has not been shown the site plan.
Sec. 36-456 required that a preliminary plat, meeting the
requirements of Sec. 31-87 through 31-912 be submitted.
This has not been provided. These requirements proved that
a preliminary Bill of Assurance be submitted. This
requirement has not been met.
The required Project Narrative is a "statement describing
the character of the development....". It needs to show the
development rationale and to outline the development plan,
proposed uses, the development schedule, indicating he
approximate date when construction can be expected to begin
and be completed, any requested variances or waivers, etc.
The submitted project narrative is insufficient, and does
not address the needed and required information. Any
waivers or variances from Public Works requirements must be
identified and requested. A phasing plan must be submitted
to identify the sequence of development.
No PD -C application for has been submitted.
The City Attorney staff person in attendance at the
Commission meeting needs to advise the Commission on the
legal aspects of limiting residential subdivisions to "site -
built" homes versus manufactured homes. Current HUD
approved manufactured homes meet the same building code
requirements as site -built homes, and, with imposition of
the requirements cited concerning placement on the lots, on
permanent foundations, underpinned, etc., manufactured homes
cannot be arbitrarily prohibited.
5
April 25, 1996
SUBDIVISION HEARING
ITEM NO,: E (Cont.) FILE NO.: Z-6099
The Planning staff comments that the site is in the Otter
Creek District, and that the adopted Land Use Plan
recommends "Single -Family". Since the use is single-family,
there is no land use issue.
E. ANALYSIS•
Because development of the site would involve rezoning from
R-2 to R -7A; because the R -7A zoning district requires site
plan review by the Planing Commission; because the applicant
is including an office and laundry facility in the
residential area; and, because the applicant is planning to
have, as an alternate, both manufactured and site -built
homes, he chose to seek approval of both the use and the
site plan in the Planned Development process, as opposed to
pursuing two separate applicants.
Because a Planned Development is proposed, all buildings or,
at least, all building envelopes, need to be shown.
Otherwise, amending the Planned Development as development
occurs will be required. The office and laundry facility
needs to be.shown. Building envelopes for the home site
need to be shown. Typical "footprints" need .to be A ncluded.
If accessory buildings are to be permitted to be added at
later dates by homeowners, these need to be provided for at
this time, with any lessened setbacks for accessory
buildings provided for.
The proposal complies with most of the requirements for
manufactured home subdivisions as noted in the R -7A zoning
district. The requirements of Sec. 36-460, concerning
providing open space, however, have not been addressed.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the Planned Development,
subject to the applicant amending his site plan to comply
with the Public Works requirements, the open space
requirements, the requirements noted for providing building
envelopes and/or building footprints, and the requirements
for completing the submission requirements as cited.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 4, 1996)
Mr. Pat McGetrick, the Project Engineer, was present. Staff
reviewed the nature of the request, presented the site plan, and
reviewed with the Committee members the comments contained in the
prepared discussion outline. Staff noted that Mr. McGetrick had
been provided a copy of the discussion outline prior to the
meeting. Mr. McGetrick noted that he would address the concerns
6
April 25, 1996
SUBDIVISION HEARING
ITEM NO.: E (Cont. FILE NO.: Z--6099
prepared discussion outline. Staff noted that Mr. McGetrick had
been provided a copy of the discussion outline prior to the
meeting. Mr. McGetrick noted that he would address the concerns
and deficiencies noted. Cindy Dawson, Assistant City Attorney,
discussedthe issue of whether manufactured homes can be
arbitrarily excluded and prohibited, and said that such a
exclusion is prohibited. The Committee forwarded the applciaotn
to the full Commission for the Public Hearing.
STAFF UPDATE:
The applicant, after further review of the Subdivision and Zoning
Ordinance requirements for both manufactured home subdivisions
and mobile home parks has requested a deferral of the hearing of
his proposal to permit him to study the options available to him
and amend his application. With the possibility of an amended
application and site plan being presented, staff sees no purpose
in commenting on an application which may be changed.
PLANNING COMMISSION ACTION: (APRIL 25, 1996)
Staff reported that the applicant's representative, Mr. Pat
McGetrick, the project engineer, had notified staff prior to the
meeting that he wished to withdraw the application. Mr.
McGetrick addressed the Commission, confirming staff's
announcements, and asked that the item be placed on the Consent
Agenda for Withdrawal. The Commission agreed, and a motion was
made and seconded to waive the By -Laws to permit the placing of
the item on the Consent Agenda for Withdrawal. The motion to
waive the By -Laws was approved with the vote of 9 ayes, 0 nays,
1 absent, and 1 abstention (Rahman). The withdrawal was approved
with the vote of 9 ayes, 0 nays, 1 absent, and 1 abstention
(Rahman).
7
March 4, 1996
ITEM NO.: 7 FILE N 97
NAME: BENTLEY ACRES -- LONG -FORM PD -R
LOCATIIO: On the east side of Alexander Rd., southeast of the
east City Limits of Alexander, AR.
DEVELOPER:
Ronnie Bentley
2410 I-30
Alexander, AR 72202
847-5155
AREA• 42.4 ACRES
ENGINEER:
Pat McGetrick
MCGETRICR ENGINEERING
11225 Huron Ln., Suite 200
Little Rock, AR 72211
223-9900
NUMEER of LOTS: 140 FT. NEW STREET: 5,200
ZONING: R-2 PROPOSED USES: Single -Family Manufactured Homes
PLANNING DISTRICT: Geyer Springs -West (15)
CENSUS TRACT: 41.04
VARIANCES RE QESTED: None
STAFF UPDATE•
The applicant, after further review of the Subdivision and Zoning
Ordinance requirements for both manufactured home subdivisions
and mobile home parks has requested a deferral of the hearing of
his proposal to permit him to study the options available to him
and amend his application. with the possibility of an amended
application and site plan being presented, staff sees no purpose
in commenting on an application which may be changed.
PLANNING COMMISSION ACTION: (MARCH 14, 1996)
Staff reported that the applicant's representative, McGetrick
Engineering, submitted a letter on March 1, 1996, asking that the
item be deferred until the April 25 Subdivision hearing.
Mr. McGetrick indicated that the applicant was making adjustments
in the site layout in light of staff comments at the Subdivision
Committee meeting, and wished time to hold meetings with the area
land owners. Staff explained that, because of the numerous
deficiencies in the submittal and the re -design discussed at the
Subdivision Committee meeting, staff had deferred preparing a
staff report/write-up on the issue. Staff recommended that the
revised site plan, with all required information, be submitted to
staff by the March 18th. filing date, proceed through the review
March"14, 1996
BDIVI IdN HEARING
ITEM (Cont.) FILE N Z-60
process as a new application, be reviewed by the subdivision-'
Committee on April 4th., and be hearing on the next regular
Subdivision hearing of April 25, 1996. The requested deferral
was included on the Consent Agenda for Deferral, and was approved
with the vote of 9 ayes, 0 nays, 1 absent, 0 abstentions, and
1 open position.
2
April 25, 1996
ITEM NO.: E FILE NO.: Z-6099
NAME: BENTLEY ACRES -- LONG -FORM PD -R
LOCATION: On the east side of Alexander Rd., southeast of the
east City Limits of Alexander, AR.
DEVELOPER: ENGINEER
Pat McGetrick
Ronnie Bentley MCGETRICK ENGINEERING
2410 I-30 11225 Huron Ln., Suite 200
Alexander, AR 72202 Little Rock, AR 72211
847-5155 223-9900
AREA: 42.24 ACRES NUMBER OF LOTS: 140 FT. NEW STREET: 5,200
ZONING: R-2 PRQPQSE_D USES: Single -Family Manufactured Homes
PLANNING DISTRICT: Geyer Springs -West (15)
CENSUS TRACT: 41.04
VARIANCES RE UES,,TED: None
STAFF UPDATE•
The applicant, after further review of the Subdivision and Zoning
Ordinance requirements for both manufactured home subdivisions
and mobile home parks has requested a deferral of the hearing of
his proposal to permit him to study the options available to him
and amend his application. With the possibility of an amended
application and site plan being presented, staff sees no purpose
in commenting on an application which may be changed.
PLANNING CQMMISSIQN ACTION: (MARCH 14, 1996)
Staff reported that the applicant's representative, McGetrick
Engineering, submitted a letter on March 1, 1996, asking that the
item be deferred until the April 25 Subdivision hearing.
Mr. McGetrick indicated that the applicant was making adjustments
in the site layout in light of staff comments at the Subdivision
Committee meeting, and wished time to hold meetings with the area
land owners. Staff explained that, because of the numerous
deficiencies in the submittal and the re -design discussed at the
Subdivision Committee meeting, staff had deferred preparing a
staff report/write-up on the issue. Staff recommended that the
revised site plan, with all required information, be submitted to
staff by the March 18th. filing date, proceed through the review
April 25, 1996
SUBDIVISION HEARING
ITEM NO.: E (Cont. FILE NO.: 7-b099
The existing zoning of the site, and of all abutting areas,
is R-2.
C. ENGINEERING/UTILITY COMMENTS:
Public Works comments:
Alexander Rd. is a Minor Arterial roadway, and the
development of the site will necessitate dedication of
right-of-way and one-half street improvements to Minor
Arterial standards. Right-of-way to 45 feet from the
centerline of Alexander Rd. is required. A sidewalk
must be constructed along the Alexander Rd. frontage.
All internal street curves must be 150 foot minimum,
and should have a sidewalk along at least one side of
the streets.
The lots shown could generate 1000 vehicles per day,
with 100 lots using Lowe Dr. The ordinance limits
residential streets to 2500 vehicles per day. Lowe
Dr., then, should be designed to collector standards.
Monnie Loop should be terminated in a cul-de-sac.
The name "Alexander Trail" is unacceptable.
An APDC&E permit and site grading and excavation
permits from the City must be obtained prior to
beginning any work.
The Stormwater Detention analysis is required.
Arkansas Power and Light Co. noted that, if overhead
services are to be provided, 15 foot easements at the rear
property lines of the lots will be required; if, on the
other hand, underground service is requested, 10 foot
easements are required at the front property line.
Southwestern Hell Telephone Co. will require 15 foot
easements at the rear of all lots (straddling common rear
lot lines; within the boundary of the tract at boundary lot
lines).
Little Rock Water Works comments that there is a 16" water
main crossing this property. The easement for this main
must be shown. Water main extensions will be required. An
acreage charge of $150/acre and a front footage charge of
$9.00 per foot on the 16" main apply, and that these charges
are in addition to any normal charges.
Little Rock Wastewater Utility comments that a sewer main
extension, with easements, will be required.
3
April 25, 1996
gUBDIVISIOH HEARING
ITEM N E(Cont.)FILE N. Z-6 9
for providing private open space is: "Single-family
developments shall have'a-minimum of five hundred (500)
square feet of usable private open space per unit." The
section continues: "At least fifty (50) percent of the
required common usable open space shall conform to the
average overall slope within the development." It states:
"Recreation facilities or structures and their accessory
uses, located in common areas, shall be considered as usable
open space, as long as the total impervious surfaces, such
as paving..., constitute no more than ten (10) percent of
the total open space." The proposed density is 5 dwelling
per acre; 4 is the guideline. No common usable open space
has been provided. (Note that such common open space must
conform to the overall slope within the development.)
Sec. 36-456 required that, for a long -form planned
development, a topographic cross-section be proved. This is
needed, and has not been supplied.
Sec. 36-456 requires that all uses not only be specified,
but shown on their site. The anticipated office and laundry
facility has not been shown the site plan.
Sec. 36-456 required that a preliminary plat, meeting the
requirements of Sec. 31-87 through 31-912 be submitted.
This has not been provided. These requirements proved that
a preliminary Bill of Assurance be submitted. This
requirement has not been met.
The required Project Narrative is a "statement describing
the character of the development....". It needs to show the
development rationale and to outline the development plan,
proposed uses, the development schedule, indicating he
approximate date when construction can be expected to begin
and be completed, any requested variances or waivers, etc.
The submitted project narrative is insufficient, and does
not address the needed and required information. Any
waivers or variances from Public Works requirements must be
identified and requested. A phasing plan must be submitted
to identify the sequence of development.
No PD -C application for has been submitted.
The City Attorney staff person in attendance at the
Commission meeting needs to advise the Commission on the
legal aspects of limiting residential subdivisions to "site -
built" homes versus manufactured homes. Current HUD
approved manufactured homes meet the same building code
requirements as site -built homes, and, with imposition of
the requirements cited concerning placement on the lots, on
permanent foundations, underpinned, etc., manufactured homes
cannot be arbitrarily prohibited.
5
April 25, 1996
SUBDIVI5ION_HEARING
ITEM E(Cont.)FILE NO.: Z-6099
and deficiencies noted. Cindy Dawson, Assistant City Attorney,
discussed the issue of whether manufactured homes can be
arbitrarily excluded and prohibited, and said that such a
exclusion is prohibited. The Committee forwarded the applciaotn
to the full Commission for the Public Hearing.
STAFF UPDATE:
The applicant, after further review of the Subdivision and Zoning
ordinance requirements for both manufactured home subdivisions
and mobile home parks has requested a deferral of the hearing of
his proposal to permit him to study the options available to him
and amend his application. With the possibility of an amended
application and site plan being presented, staff sees no purpose
in commenting on an application which may be changed.
7