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HomeMy WebLinkAboutZ-6376-A Staff AnalysisMarch 11, 2004 ITEM NO.: NAME: Gilbert Acres Subdivision Revised Short -form PD -R LOCATION: On Gamble Road, South of Stacey Lane DEVELOPER: Rymor LLC P.O. Box 241667 Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.433 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 oil . Residential Eight Units Revised PD -R FILE NO.: Z -6376-A FT. NEW STREET: 0 Residential Eight Units and the creation of a two -lot plat. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,579, adopted by the Little Rock Board of Directors on October 21, 1997, established Coleman Short -form PD -R. The site was to develop as a planned residential development with two buildings containing eight townhouse units accessed by a single drive from Gamble Road. The site has developed in this manner under a single lot and single ownership. A. PROPOSAL/REQUEST- The applicant proposes the revision to a previously approved Planned Residential Development to allow the creation of a two -lot plat. Currently there are eight townhouse units on the site and the applicant is proposing to split the tract into two lots; each lot containing four units. The site contains mailbox units March 11, 2004 SUBDIVISION ITEM NO.: 23 Cont. F LE NO.: Z -6376-A on each individual proposed lot as well as a pad for trash bins. The existing sign is located on proposed Lot 1. The applicant has provided a sign easement and is not requesting any additional signage for Lot 2. The site will share the existing single drive, which will be dedicated as a cross access and utility easement. B. EXISTING CONDITIONS: The site contains an existing residential development containing eight units. There is a single drive within the development with four units on the north and four units on the south. The units are two story townhouse units. Other uses in the area include residential and office uses. There are single-family detached homes located to the south of the site and a multi -family development similar to the applicant's located to the west. There are office uses located to the north of the site adjacent to the development and across Stacey Lane. There is an auto detail shop located to the east of the site on 0-3 zoned property owned by a nearby automobile dealership. There is a large apartment complex located to the west of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300 -feet of the site, the Gibralter Heights/Point West/Timber Ridge and the Parkway Place Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No additional comments on proposed lot split. Current development meets Public Works requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. 2 March 11, 2004 SUBDIVISION ITEM NO.: 23 Cont. FILE NO.: Z -6376-A Central Arkansas Water: If existing meters are on a different parcel than the one that is served, the meters would need to be relocated to the parcel served at the expense of the developer. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSU ES/TECHN ICALJDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Multi -family for this property. The applicant has applied for a revision to an existing Planned Residential Development. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Residential Development goal of creating an aesthetically pleasing and well-planned neighborhood listed an objective of maintaining the quality of the neighborhood and also listed an action statement of using Multi -family development as a buffer between residential and non-residential uses. Landsca e: No comment. -G--` SU-BD1V1SfDNECOMMITTE��MMEN ':- Mr. Pat McGetrick was present representing the request. Staff presented the item indicating there were additional items needed on the proposed site plan. Staff questioned if there would be any additional signage for the second lot. Staff also requested the applicant label the mail kiosk and the trash bin pad on the proposed site plan. Staff stated the name/address and source of title be included on the proposed site plan. Staff noted comments from Central Arkansas Water and the Little Rock Fire Department indicating Mr. McGetrick should contact each of these agencies should he have any questions. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. M March 11, 2004 SUBDIVISION ITEM NO.: 23 Cont. FILE NO.: Z -6376-A H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated a sign easement on the site plan to allow Lot 2 rights to the sign located on proposed Lot 1. The applicant has also labeled the mail kiosk and the trash bin pad as requested by staff. The proposed site plan includes the name/address and source of title of the property owner as requested. Staff is not supportive of the proposed request. The previous approval included the development as a single development under a single ownership. Staff feels the proposed development should be maintained as a single tract to ensure a single ownership. Historically, the City has not had good luck with small developments with multiple owners. The trend has been that developments that are allowed multiple owners have not been maintained in similar manners, which has caused blight to the area. If the lot is split there is no guarantee the development will not end up with multiple owners. Staff feels to avoid any potential future issues, the request should be denied and the tract remain as a single development. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. rMc6eftt'"-ddre-ssed the=Udn1fll99fan��Wfi s Che=ap i alit=H s armed tze to -- _ was fully developed as indicated by staff. He stated the desire was to create two lots allowing a building on each lot. He stated the owner did not intend to sell any of the lots but there was no guarantee that he would maintain ownership. He stated the subdivision of the site should not have any adverse impact on the adjoining properties. There was no further discussion of the item. A motion was made to approve the request as filed. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. 0 March 11, 2004 ITEM NO.: 23 NAME: Gilbert Acres Subdivision Revised Short -form PD -R LOCATION: On Gamble Road, South of Stacey Lane DEVELOPER: Rymor LLC P.O. Box 241667 Little Rock, AR 72223 FNC1INFFR- McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.433 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 Residential Eight Units Revised PD -R FILE NO.: Z FT. NEW STREET: 0 Residential Eight Units and the creation of a two -lot plat. VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,579, adopted by the Little Rock Board of Directors on October 21, 1997, established Coleman Short -form PD -R. The site was to develop as a planned residential development with two buildings containing eight townhouse units accessed by a single drive from Gamble Road. The site has developed in this manner under a single lot and single ownership. A. PROPOSAL/REQUEST: The applicant proposes the revision to a previously approved Planned Residential Development to allow the creation of a two -lot plat. Currently there are eight townhouse units on the site and the applicant is proposing to split the tract into two lots; each lot containing four units. The site contains mailbox units March 11, 2004 SUBDIVISION ITEM NO.: 23 Cont. FILE NO.: Z -6376-A on each individual proposed lot as well as a pad for trash bins. The existing sign is located on proposed Lot 1. The applicant has provided a sign easement and is not requesting any additional signage for Lot 2. The site will share the existing single drive, which will be dedicated as a cross access and utility easement. B. EXISTING CONDITIONS: The site contains an existing residential development containing eight units. There is a single drive within the development with four units on the north and four units on the south. The units are two story townhouse units. Other uses in the area include residential and office uses. There are single-family detached homes located to the south of the site and a multi -family development similar to the applicant's located to the west. There are office uses located to the north of the site adjacent to the development and across Stacey Lane. There is an auto detail shop located to the east of the site on 0-3 zoned property owned by a nearby automobile dealership. There is a large apartment complex located to the west of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300 -feet of the site, the Gibralter Heights/Point West/Timber Ridge and the Parkway Place Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No additional comments on proposed lot split. Current development meets Public Works requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point _Energy: Approved as submitted. SBC: No comment received. 2 March 11, 2004 SUBDIVISION ITEM NO.: 23 Cont. FILE NO.: Z -6376-A Central Arkansas Water: If existing meters are on a different parcel than the one that is served, the meters would need to be relocated to the parcel served at the expense of the developer. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHN ICAL/DES IGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Multi -family for this property. The applicant has applied for a revision to an existing Planned Residential Development. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Residential Development goal of creating an aesthetically pleasing and well-planned neighborhood listed an objective of maintaining the quality of the neighborhood and also listed an action statement of using Multi -family development as a buffer between residential and non-residential uses. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented the item indicating there were additional items needed on the proposed site plan. Staff questioned if there would be any additional signage for the second lot. Staff also requested the applicant label the mail kiosk and the trash bin pad on the proposed site plan. Staff stated the name/address and source of title be included on the proposed site plan. Staff noted comments from Central Arkansas Water and the Little Rock Fire Department indicating Mr. McGetrick should contact each of these agencies should he have any questions. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 March 11, 2004 SUBDIVISION ITEM NO.: 23 [Cont. H. ANALYSIS: ILE NO.: Z -6376-A The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated a sign easement on the site plan to allow Lot 2 rights to the sign located on proposed Lot 1. The applicant has also labeled the mail kiosk and the trash bin pad as requested by staff. The proposed site plan includes the name/address and source of title of the property owner as requested. Staff is not supportive of the proposed request. The previous approval included the development as a single development under a single ownership. Staff feels the proposed development should be maintained as a single tract to ensure a single ownership. Historically, the City has not had good luck with small developments with multiple owners. The trend has been that developments that are allowed multiple owners have not been maintained in similar manners, which has caused blight to the area. If the lot is split there is no guarantee the development will not end up with multiple owners. Staff feels to avoid any potential future issues, the request should be denied and the tract remain as a single development. I. STAFF RECOMMENDATION: Staff recommends denial of the request. 0 ITEM NO.: 23 _ FILE NO.: Z -6376-A NAME: Gilbert Acres Subdivision Revised Short -form PD -R LOCATION: On Gamble Road, South of Stacey Lane Plannina Staff Comments 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide a sign easement for Lot 2 on the proposed site plan. 3. Label the mail/trash locations on proposed Lot 1. 4. Provide the name/address and source of title of the owner on the proposed site plan. Variance/Waivers: None requested. Public Works: 1. No additional comments on proposed lot split. Current development meets Public Works requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: If existing meters are on a different parcel than the one that is served, the meters would need to be relocated to the parcel served at the expense of the developer. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918- 3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Multi -family for this property. The applicant has applied for a revision to an existing Planned Residential Development. The request does not require a change to the Land Use Plan. City Recomized_Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Residential Development goal of creating an aesthetically pleasing and well-planned neighborhood listed an objective of maintaining the quality of the neighborhood and also listed an action statement of using Multi -family development as a buffer between residential and non-residential uses. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.