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HomeMy WebLinkAboutZ-6378-B Staff AnalysisSeptember 4, 2003 ITEM NO.: 10 FILE NO.: Z -6378-B NAME: Blackthorn Subdivision Revised PD -R LOCATION: on the north side of Taylor Loop Road, west of Oaks Bluff Drive DEVELOPER: Woodhaven Homes 3 Stone Haven Court Little Rock, AR 72223 ENGINEER: Civil Design Engineers, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 1.60 Acres CURRENT ZONING: NUMBER OF LOTS: 8 ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD -R PROPOSED USE: Single-family residential FT. NEW STREET: 0 VARIAN CESNVAIVERS REQUESTED: Reduced front platted building line and a reduced rear yard setback. BACKGROUND: This small parcel has a brief history for platting. A small lot single-family plat with a short cul-de-sac was approved in 1996 with six (6) lots. The project did not work and the owner offered a proposal for multi -family. The applicant filed an application for the September 4, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -6378-B September 1997, Public Hearing, a proposal to construct eleven (11) multifamily units in four (4) buildings resulting in a density of 6.5 units per acre. The applicant proposed the parking to be internalized using the buildings to shield the parking. The neighborhood and Staff were not supportive of the proposed multi -family development. The applicant requested the PD -R application be withdrawn from consideration. On August 20, 2002, the Little Rock Board of Directors adopted Ordinance No. 18,732, which would allow this 1.6 acre site to develop with eight (8) garden style patio homes. The homes were estimated to be 1800 to 2000 square feet of heated and cooled space and accessed by a private street in the form of a hammerhead turnaround. The applicant proposed the construction to be brick or frame homes with architectural shingles to be of similar construction as the other homes in the area. As a part of the Planned Development process, the applicant proposed a preliminary plat (S-1353) for the site to create the eight (8) single-family lots. The development proposed minimum lot size of 6,500 square feet for Lots 2, 3, 6 and 7. Lots 1, 4, 5 and 8 were above the 7,000 square foot minimum set by the Zoning Ordinance for a typical R-2 zoned lot. The minimum lot size proposed for Lots 2, 3, 6 and 7 averaged fifty (50) feet by one hundred thirty (130) feet. The applicant proposed five (5) foot side yard setbacks on all side property lines within the development. The applicant also proposed a private street to serve the development, which was a variance and was approved as a part of the development. The applicant proposed to construct Y2 street improvements to Taylor Loop Road complete with the installation of a sidewalk. The applicant proposed a 30 -foot platted building line adjacent to a collector street (Taylor Loop Road) as required by the Subdivision Ordinance and a 25 -foot platted front building line on all the interior lots and a 15 -foot rear yard setback. A. PROPOSAUREQUEST: The applicant proposes to revise a previously approved PD -R to allow a decreased front building line (from 25 -feet to 15 -feet) and to decrease the rear yard setback on all lots to 10 -feet. The applicant has indicated with the reduced building lines and setbacks an increased building pad will be available. The applicant previously proposed new home construction of 1,800 to 2,000 square feet of heated and cooled space. After review with the builder it was determined the proposed square footage of home would not "fit" on the lot and allow room for a garage. The intent of the developer is to offer housing construction similar to those in the area and he is therefore requesting to develop the lots with reduced standard. K September 4, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -6378-B B. EXISTING CONDITIONS: The site is almost flat with some grade to the northeast. The single street through the center of the development has been installed with a hammerhead turnaround at the end. The developer has installed the street improvements to Taylor Loop Road and the sidewalk on this side. There are a few trees scattered about the site. All sides of the property abut single-family subdivisions. The area for many blocks in all directions is zoned (and developed) as R-2, Single family. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from residents in the area. The Westchester/Heatherbrae Neighborhood Association, the Charleston Heights/North Rahling Road Neighborhood Association, all residents located within 300 feet of the site who could be identified and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The increase in buildable area for the proposed homes will increase stormwater run-off. Provide a demonstration that existing facilities can meet detention requirements. Grade rear of lots to route to detention pond. 2. The previous plat showed that storm water would exit the site through an adjacent platted easement. Show the route and facilities that will be provided to safely route stormwater through public easements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Ener -qv: No comment received. SBC: SBC request a ten -foot utility easement located at the back of the right-of- way on the north side of Taylor Loop Road. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge 3 September 4, 2003 UBDIVISION F G. NO.: 10 (Cont.) FILE NO.: Z -6378-B based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on 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 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to an existing Planned Residential Development to reduce the front yard set backs in a proposed residential development. The requested amendment to the existing Planned Residential Development is not such which would require a plan amendment. 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. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. James Dreher and Mr. Bill Dean were present representing the request. Staff indicated the request was a revision to a previously approved Planned Development and the request included the reduction of the front and rear yard setback areas. Staff stated the previous proposal included a building envelope which allowed for a 25 -foot front yard building line and a 15 -foot rear yard setback. Staff stated the applicant was now asking to reduce this area to 15 -feet and 10 -feet respectively. Public Works comments were addressed. Staff noted were some concerns with drainage of the site. Staff requested the applicant demonstrate that the existing facilities could meet detention requirements. Staff also requested the applicant grade the rear of the lots to route the water to the detention pond. Staff noted the previous plat indicated the storm water would exit the site through an adjacent platted easement. Staff requested the applicant show the route and 4 September 4, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z facilities that would be provided to safely route stormwater through the public easement. Mr. Dreher stated he was aware of Public Works concerns and was working with the Director of the Department to resolve these issues. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated all the required information on the proposed preliminary plat and the proposed PD -R site plan. The applicant is requesting a building envelope which allows for reduced front and rear yard setback areas. A five foot side yard setback was previously approved. The applicant has indicated the desire is to construct 1,800 to 2,000 square foot homes with a double garage. With the current building setbacks this is not possible. The applicant has indicated with the additional 15 -feet (10 -feet in the front and 5 -feet in the rear) the desired housing type can be met. Staff is supportive of the request. Staff does not feel with a reduced front yard area and a reduced rear yard area there will be any negative impacts on area residents. The applicant has indicated stormwater detention on the proposed site plan. The proposal includes the routing of water from the site into a detention pond to later be released through a dedicated easement. The applicant has also indicated the rear of the lots will be graded to route the run-off to the detention pond. Staff supports the applicants proposal for stormwater detention. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to amend the existing PD -R to allow a larger building envelope for the proposed lots. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. James Dreher was present representing the request. There were no objectors present. Staff stated they had received one letter of support from an area resident. Staff presented the item with a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. yl u September 4, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) _ FILE NO.: Z -6378-B There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. L Subdivision Committee Comments August 14, 2003 ITEM NO.: 10 FILE NO.: Z -6378-B NAME: Blackthorn Subdivision Revised PD -R LOCATION: north of Taylor Loop Road and west of Oaks Bluff Drive Planning 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. Variances to the plat are required. (A reduced front and rear platted building line.) Variance/Waivers: 1. Plat variances — Reduced front and rear platted building line. �'UXIJ Public Works: 1. The increase in buildable area for the proposed homes will increase stormwater run-off. Provide a demonstration that existing facilities can meet detention requirements. Grade rear of lots to route to detention pond. 2. The previous plat showed that storm water would exit the site through an adjacent platted easement. Show the route and facilities that will be provided to safely route stormwater through public easements. Utilities and Fire Department/County Planning: fJ� � Wastewater: Sewer available, not adversely affected. Tpc�- Entergy: Approved as submitted.'`, Center -Point Energy:�� SBC: SBC request a ten -foot utility easement located at the back of the right-of- way on the north side of Taylor Loop Road. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on 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 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to an existing Planned Residential Development to reduce the front yard set backs in a proposed residential development. The requested amendment to the existing Planned Residential Development is not such which would require a plan amendment. _City Recoanized 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 20, 2003. October 30, 1997 ITEM NO.: C FILE NO.. 2--6379 NAME• LOCATION• OWNER/APPLICANT• PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location: Smith - Conditional Use Permit 3823 Walker Street Robert Smith/Tressa Smith A conditional use permit is requested to allow for the operation of a day care center (maximum enrollment of 16 children) within an existing residential structure. The property is zoned R-3. The site is located on the east side of Walker Street, approximately three blocks south of West 36th Street. 2. Compatibility with Neighborhood: The general area is exclusively single-family residential in nature. West End Park (city park) is located one block to the north, along the south side of West 36th Street. The site contains a single -car driveway from Walker Street. It will be extremely difficult for the applicant to meet the minimum parking requirements for the proposed use. With this in mind, staff feels that conversion of this site to a full-fledged day care center (not a day care family home) will not be consistent with the general area and could have adverse effects (on -street parking traffic, etc.) on the surrounding properties. 3. On -Site Drives and Parking: Access to the site will be gained by utilizing a 20 foot wide driveway from Walker Street. The minimum number of parking spaces as required by ordinance for the proposed use is five (5). The applicant has proposed a maximum enrollment of 16 children and four (4) employees. Five (5) off-street parking spaces which comply with ordinance requirements October 30, 1997 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z--6379 (size and maneuvering area) do not exist on the site plan submitted. 4. Screening and Buffers: A six (6) foot high opaque wood fence should be provided to screen the playground area from the adjacent residential properties to the north, east and south. 5. Public Works Comments: 1. Dedication of 30 feet of right-of-way from centerline is required for commercial uses. 2. Half street improvements will be required with construction for Walker Street to collector street standards per the Master Street Plan or provide in - lieu contribution equal to 15 percent of construction costs. 3. Repair of curb and gutter and/or sidewalk damaged during or prior to construction with construction. 4. All driveways shall have concrete aprons per City Ordinance. 5. Provide adequate off-street parking, recommend widening driveway to 20 feet. 6. utility and Fire Department Comments: No Comments. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow for the operation of a day care center within the existing single-family residential structure at 3823 Walker Street. The property is zoned R-3. The applicant is proposing to utilize the one-story, 956 square foot structure as a day care center for a maximum of 16 children. The site will not be maintained as a residence. The proposed day care center will include four (4) employees. The proposed hours of operation are from 6:30 a.m. to 6:00 p.m. Monday through Friday. No signage is proposed with this application. A total of five (5) off-street parking spaces is required by ordinance for the day care use as proposed. The applicant is proposing to enlarge the existing single car driveway to a 20 foot wide driveway. This enlarged driveway may allow five (5) vehicles to be pulled off the street, however, the parking area does 2 October 30, 1997 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-6379 not meet the ordinance minimum design standards. The minimum stall sizes and maneuvering areas are insufficient. The applicant is requesting a variance from these standards. The applicant is also proposing to construct a wood privacy fence to screen the playground area within the rear yard. Staff feels that conversion of this residential structure to a day care center, with no residence being maintained on the site, will not be consistent with the existing single-family neighborhood and could have adverse effects (on -street parking, increased traffic, etc.) on the surrounding properties. 8. Staff Recommendation: Staff recommends denial of the conditional use permit. SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997) Tressa Smith was present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed the Public Works requirements with the Committee. He suggested that the applicant meet with the Traffic Engineer concerning a widened drive from Walker Street or a possible circular drive. Staff noted that the site plan submitted does not make allowances for the required off-street parking. There was a brief discussion concerning parking. The applicant stated that she would try to revise the site plan to include the parking spaces. After further discussion, the presentation and forwarded the for final action. PLANNING COMMISSION ACTION: Committee accepted the issue to the full Commission (SEPTEMBER 18, 1997) The staff informed the Commission that the applicant failed to send the required notification to all property owners within 200 feet of the site. Staff recommended deferral of the item to the October 30, 1997 agenda. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to October 3 October 30, 1997 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6379 30, 1997. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (OCTOBER 30, 1997) The staff informed the Commission that the applicant had submitted a letter requesting that the item be withdrawn from the agenda. Staff supported the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 4 FILE NO.: Z -6378-B NAME: Blackthorn Subdivision Revised PD -R LOCATION: on the north side of Taylor Loop Road, west of Oaks Bluff Drive DEVELOPER: Woodhaven Homes 3 Stone Haven Court Little Rock, AR 72223 ENGINEER: Civil Design Engineers, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 1.60 Acres CURRENT ZONING NUMBER OF LOTS: 8 -s - ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD -R PROPOSED USE: Single-family residential VARIAN CESMAIVERS REQUESTED: reduced rear yard setback. BACKGROUND: FT. NEW STREET: 0 Reduced front platted building line and a This small parcel has a brief history for platting. A small lot single-family plat with a short cul-de-sac was approved in 1996 with six (6) lots. The project did not work and the owner offered a proposal for multi -family. The applicant filed an application for the FILE NO.: Z -6378-B (Co September 1997, Public Hearing, a proposal to construct eleven (11) multifamily units in four (4) buildings resulting in a density of 6.5 units per acre. The applicant proposed the parking to be internalized using the buildings to shield the parking. The neighborhood and Staff were not supportive of the proposed multi -family development. The applicant requested the PD -R application be withdrawn from consideration. On August 20, 2002, the Little Rock Board of Directors adopted Ordinance No. 18,732, which would allow this 1.6 acre site to develop with eight (8) garden style patio homes. The homes were estimated to be 1800 to 2000 square feet of heated and cooled space and accessed by a private street in the form of a hammerhead turnaround. The applicant proposed the construction to be brick or frame homes with architectural shingles to be of similar construction as the other homes in the area. As a part of the Planned Development process, the applicant proposed a preliminary plat (S-1353) for the site to create the eight (8) single-family lots. The development proposed minimum lot size of 6,500 square feet for Lots 2, 3, 6 and 7. Lots 1, 4, 5 and 8 were above the 7,000 square foot minimum set by the Zoning Ordinance for a typical R-2 zoned lot. The minimum lot size proposed for Lots 2, 3, 6 and 7 averaged fifty (50) feet by one hundred thirty (130) feet. The applicant proposed five (5) foot side yard setbacks on all side property lines within the development. The applicant also proposed a private street to serve the development, which was a variance and was approved as a part of the development. The applicant proposed to construct Y2 street improvements to Taylor Loop Road complete with the installation of a sidewalk. The applicant proposed a 30 -foot platted building line adjacent to a collector street (Taylor Loop Road) as required by the Subdivision Ordinance and a 25 -foot platted front building line on all the interior lots and a 15 -foot rear yard setback. A. PROPOSAUREQUEST: The applicant proposes to revise a previously approved PD -R to allow a decreased front building line (from 25 -feet to 15 -feet) and to decrease the rear yard setback on all lots to 10 -feet. The applicant has indicated with the reduced building lines and setbacks an increased building pad will be available. The applicant previously proposed new home construction of 1,800 to 2,000 square feet of heated and cooled space. After review with the builder it was determined the proposed square footage of home would not "fit" on the lot and allow room for a garage. The intent of the developer is to offer housing construction similar to those in the area and he is therefore requesting to develop the lots with reduced standard. 2 FILE NO.: Z -6378-B Cont. B. EXISTING CONDITIONS: The site is almost flat with some grade to the northeast. The single street through the center of the development has been installed with a hammerhead turnaround at the end. The developer has installed the street improvements to Taylor Loop Road and the sidewalk on this side. There are a few trees scattered about the site. All sides of the property abut single-family subdivisions. The area for many blocks in all directions is zoned (and developed) as R-2, Single family. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from residents in the area. The Westchester/Heatherbrae Neighborhood Association, the Charleston Heights/North Rahling Road Neighborhood Association, all residents located within 300 feet of the site who could be identified and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The increase in buildable area for the proposed homes will increase stormwater run-off. Provide a demonstration that existing facilities can meet detention requirements. Grade rear of lots to route to detention pond. 2. The previous plat showed that storm water would exit the site through an adjacent platted easement. Show the route and facilities that will be provided to safely route stormwater through public easements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: SBC request a ten -foot utility easement located at the back of the right-of- way on the north side of Taylor Loop Road. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to K FILE F. G 378-B (Cont. normal charges. This development will have minor impact on 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 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHN ICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to an existing Planned Residential Development to reduce the front yard set backs in a proposed residential development. The requested amendment to the existing Planned Residential Development is not such which would require a plan amendment. 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. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. James Dreher and Mr. Bill Dean were present representing the request. Staff indicated the request was a revision to a previously approved Planned Development and the request included the reduction of the front and rear yard setback areas. Staff stated the previous proposal included a building envelope which allowed for a 25 -foot front yard building line and a 15 -foot rear yard setback. Staff stated the applicant was now asking to reduce this area to 15 -feet and 10 -feet respectively. Public Works comments were addressed. Staff noted were some concerns with drainage of the site. Staff requested the applicant demonstrate that the existing facilities could meet detention requirements. Staff also requested the applicant grade the rear of the lots to route the water to the detention pond. Staff noted the previous plat indicated the storm water would exit the site through an adjacent platted easement. Staff requested the applicant show the route and facilities that would be provided to safely route stormwater through the public easement. Mr. Dreher stated he was aware of Public Works concerns and was working with the Director of the Department to resolve these issues. 4 FILE NO.: Z -6378-B Cont. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated all the required information on the proposed preliminary plat and the proposed PD -R site plan. The applicant is requesting a building envelope which allows for reduced front and rear yard setback areas. A five foot side yard setback was previously approved. The applicant has indicated the desire is to construct 1,800 to 2,000 square foot homes with a double garage. With the current building setbacks this is not possible. The applicant has indicated with the additional 15 -feet (10 -feet in the front and 5 -feet in the rear) the desired housing type can be met. Staff is supportive of the request. Staff does not feel with a reduced front yard area and a reduced rear yard area there will be any negative impacts on area residents. The applicant has indicated stormwater detention on the proposed site plan. The proposal includes the routing of water from the site into a detention pond to later be released through a dedicated easement. The applicant has also indicated the rear of the lots will be graded to route the run-off to the detention pond. Staff supports the applicant's proposal for stormwater detention. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to amend the existing PD -R to allow a larger building envelope for the proposed lots. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. James Dreher was present representing the request. There were no objectors present. Staff stated they had received one letter of support from an area resident. Staff presented the item with a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5