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HomeMy WebLinkAboutZ-6214 Staff AnalysisFILE NO.: Z-6214 NAME: HIGHLAND PARK PRD LOCATION: Southeast of the intersection of Jonesboro and West 12th Street DEVELOPER: McCormack Baron and Assoc., Inc. Hadley Square 1101 Lucas Avenue St. Louis, MO 61301-1179 AREA: 34.94 ACRES ZONING: Multifamily NUMBER OF LOTS: 1 PROPOSED USES: PLANNING DISTRICT: #9 1-630 CENSUS TRACT: 18 VARIANCES REQUESTED: None BACKGROUND: ENGINEER: Tom Fennell Fennell-Purifoy 111 Center Street Suite 1520 Little Rock, AR 72201 FT. NEW STREET: 0 Multifamily Residential This site is the former Highland Court housing development. The property is owned by the Housing Authority of the City of Little Rock. A. PROPOSAWREQUEST: A one lot 292 unit multifamily housing development on approximately 35 acres. A portion of the site is reserved for future single family residential development. B. EXISTING CONDITIONS: The tenants have been out of the existing structures for some time. Some of the units were donated to nonprofit organizations who will relocate them to new sites. The remainder will be demolished and the land cleared. C. NEIGHBORHOOD COMMENTS: Staff has received a number of calls from adjacent land owners seeking information on this development. FILE NO.: Z-6214 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Public Works records indicate that there are existing platted and accepted public rights-of-waY within the bounds of Highland Park that would require closure prior to rededication of streets rights-of-way in construction of this project. Special Programs notes that all new street names must be approved by David Hathcock, Public Works office. NPDES and grading permits are required prior to construction, a site grading and drainage plan will need to be submitted and approved. West 12 th Street is a minor arterial on the Master Street Plan, four lane construction is required, five lanes at major intersections, right-of-way is required to be 70 feet, 35 feet from centerline, 80 feet at major intersections. Due to the density of this development and the new street, Street th A as it is shown on the plan, staff recommends widening 12 Street to provide f or a lef t turn lane on 12th Street into this development with an improvement of right-of-way from 35 to 40 feet to provide for the th appropriate tapers and left turn stack storage from 12 Street into this new street designated as Street A. There currently exist a 4 foot sidewalk on West 12th Street, current ADA standards require that this sidewalk have passing zones at 200 foot intervals. Appropriate handicap ramps at each intersection will be required, all 4 foot walks in the subdivision should have passing zones at 200 foot centers per current ADA standards. The developers should do an analysis for stormwater detention and look at the density of impervious areas for this development versus what was existed prior and any increase in runoff should be accounted for in a Stormwater Management plan. All drainage that flows through this site and all street designs should be submitted for approval. All driveways shall be concrete aprons per City ordinance, all public street standards should be met as noted on the plan, there does appear to be conflict with current standards and we will note those as follows: 1. The two small cul-de-sacs shown on the north end of this development are not per City standards. They are 30 feet versus 40 feet in radius and the right-of-way is shown to be 38 feet verses a 50 foot right-of-way radius per City standards for cul-de-sacs. Due to the length of these streets, if these cul-de-sacs are acceptable to the Fire department, they are acceptable to staff, but a variance would need to be requested. 2. The new street noted Jefferson, in a 50 foot right-of- way is shown to be 28 feet wide, 29 foot back of curb to back of curb. At the southern end of this street there is a reverse curve and the radii do not meet residential street standards. Recommend improving the 2 FILE NO z-6214 (Cont.) radii for these streets to the 150 foot centerline radius as required by city ordinance and the Master Street Plan and provide the tangent distance between the reverse curves as required by City ordinance to be 50 feet. 3. Street A shows a radius less than a 150 feet, recommend increasing this radius to 150 feet in both of the curves shown. Plan indicates a 20 foot pavement each side of a 16 foot median for Street A, on the southern portion of the median area. Then it transitions to a 20 foot median with 18 feet of pavement on each side. Staff recommends holding the 20 foot pavement area with the 16 foot median consistent through -out, rather than reducing it, we still recommend widening to the 25 foot back of curb to back of curb to provide for the left turn lane. The 20 foot dimension throughout provides for 8 foot of parking on the street and 12 foot drive lane. All islands should be held back from the intersection and bullet nosed to provide for a smoother transition of vehicles turning around these islands. There are many corner radii shown at the street intersections that do not indicate City standards, recommend increasing these corner radii from 20 to a minimum of 25 feet, curb radiuses at collector streets are to be 31 % feet and therefore radius for Street A at intersection with 12 th Street The curb radius shown just to the southwest of the intersection of Street A and new street C should be increased considerably beyond the 25 foot radius, recommend probably a 50 foot radius for this turn, due to the nature of the turn. 4. Staff would recommend that the 29 foot street be used with parking on one side only, if parking is planned on both sides of these streets, then we would recommend going to a 36 foot street. That would allow for two 10 foot drive lanes and two 8 foot parking spaces with the current 28 foot street or 29 foot street it would allow for a 8 foot parking space and two 10 foot drive lanes ( minimum acceptable). All parking should be restricted according to sight distances at the intersections. E. UTILITY/FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main out fall relocation is required. sewer main extension required to serve new residences. utility review continuing at this time. Arkla: No comment Southwestern Bell: No comment erve this area Water: installation of new facilities to S will be required. Approval of fire protection facilities by Fire Department. AP&L: No comment FILE NO.: z-6214 (Cont. Fire Department: No comment Count Plannin : No comment F. ISSUES/TECHNICAL�DESIGN: Lanq2gape: The land use landscape buffer along the western perimeter of the site drops to a width of only four and a half feet. The minimum required is six feet in width. A six foot high opaque screen, either a wood fence with its face directed outward or dense evergreen plantings, is required along the western perimeter to screen this site from the single family zoned property to the west. If the dumpsters are to be used, they should be located on the plan and screened on three sides with an eight foot high wood fence or wall. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Screening would normally be required to screen the multifamily areas from those that are single family, however, if this site is to be another approach would be appropriate. This development is required to comply with the Landscape ordinance. Therefore, trees and shrubs will be required in association with all on site vehicular use areas. Issues: a Reference letter from Tom Fennell dated November 7, 1996. planning DivisiOn: No land use issues. G. ANALYSIS: The proposal is consistent with the Land Use Plan designation of multifamily residential. The project architect has answered all outstanding questions from Subdivision Committee departmental comments. H. STAFF RECOMMENDATIONS: APPROVAL of the PRD (Z-6214) as illustrated on the proposed site plan. The approval is subject to conditions outlined in paragraphs D, E, and F of this report. 4 FILE NO.: Z-6214 (Cont.) SUBDIVISION COMMITTEE COMME : (OCTOBER 31, 1996) Tom Fennell and Polly Kinslowe presented the project to the Committee. There were several questions concerning the phasing of the development. Mr. Fennell indicated he would submit a letter addressing staff corners by November 7, 1996. The item was referred by the Committee to the Planning Commission for determination on November 21, 1996. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) Larry Jones presented the proposed rezoning to the Commission. Mr. Jones distributed a letter from Tim Polk, Director of the City of Little Rock Department of Housing and Neighborhood Programs in support of the project. Mr. Jones indicated that staff had received a number of calls from persons opposed to this rezoning. Tom Fennel, project architect, explained how this site will be developed. Rohn Muse, President of the Forrest Hills Neighborhood Association, requested that the item be deferred to allow input from neighborhood groups impacted by the project. Commissioner Daniel asked a question concerning the total number of units. Mr. Lawson replied that the proposed density was less than the previous Highland Court development. commissioner Adcock asked about the rental mix proposed. Polly Kinslowe responded that 1/3 of total units will be -public housing-. commissioner Adcock objected to the proposal for a -out of state owner" and operator for Highland Park. Ms. Kinslowe stated that McCormack Baron and Associates, Inc. had good relations with City's in which they have projects. Rick Taylor, City Housing Authority consulting attorney explained the relationship between the various partners in the development in response to a question from Commissioner Lichty. A motion to approve the proposed rezoning to PRD subject to the conditions in the staff report and the letter from Fennell Purifoy Architects dated November 7, 1996. Motion passed with 8 ayes, 1 nay and 2 absent. 5