HomeMy WebLinkAboutZ-6832 Staff AnalysisFILE NO.: Z-6832
NAME: Oak Place Court - Short -Form PRD
LOCATION: 13123 Baseline Road
DEVELOPER:
Marcus Fitts/Robert McFarlane
16 Perdido Cr.
Little Rock, AR 72211
AREA: 4.53 acres
ZONING: R-2
ENGINEER:
McGetrick and McGetrick
319 E. Markham St., Ste. 202
Little Rock, AR 72201
NUMBER OF LOTS:.12
FT. NEW STREET: 538 linear feet
ALLOWED USES: Single Family Residential
PROPOSED USE:
VARIANCES/WAIVERS REQUESTED:
A. PROPOSAL/REQUEST:
Single Family Residential
and Condominiums
None requested.
The applicant proposes to rezone the property at 13123
Baseline Road from R-2 to PRD. The applicant proposes to
create 11 single family residential lots within the west
of the property, with patio homes and/or zero lot line
homes to be constructed. The applicant proposes to
construct condominiums within the eastern portion of the
property. The applicant notes that the maximum height for
any of the buildings will be 32 feet.
The condominium component of this development consists of
four (4) buildings and 14 units with garages. The
applicant proposes a horizontal property regime, where the
individual condo units are sold and the surrounding
property is held under a common ownership.
FILE NO.: Z-6832 (Cont.)
B.
L
The applicant proposes to construct a cul-de-sac from
Baseline Road to access this proposed project. There will
be two (2) access points from the cul-de-sac which will
access rear garages for the three northernmost condo
buildings. The southernmost condo building will have
access from the end of the cul-de-sac. The individual
single family lots along the western portion of the
property will have direct access to the cul-de-sac.
The proposed site plan also notes that a six (6) foot
opaque fence will be constructed along all property
boundaries. The proposed single family lots, condominiums,
cul-de-sac, access drives and fencing are noted on the
attached site plan.
EXISTING CONDITIONS:
There is an existing single family residence and accessory
buildings on the property. The south portion of the
property is partially wooded.
The Eagle Hill Apartment Complex and golf course is located
across Baseline Road to the north, with a church to the
northeast. There is a new single family residential
development to the west and single family residences on
large lots to the east along the south side of Baseline
Road. The golf driving range property (PCD proposed to be
revoked) is located immediately south.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has
neighborhood. The Otter Creek
Crystal Valley Property Owners
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
received no comment from the
Homeowners Association and
Associations were notified
1. Baseline Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 -foot sidewalks with planned
development. Shift improvements to connect to the
existing improvements on Baseline Road.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
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FILE NO.: Z-6832 (Cont.)
5. Stormwater detention ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Baseline Road has an average daily traffic count 5,400.
8. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
9. A Sketch Grading and Drainage Plan per 29-186(e) will be
required with building permit.
10. A Grading Permit per Secs. 29-186(c) and (d) will be
required with building permit.
11. Contact the ADEQ for approval prior to start work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP &L : No Comment.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: An 8" water main extension will be required.
Placement of fire hydrants should be reviewed by the
Little Rock Fire Department and will probably be
different than those locations shown on the plans. A
development fee may apply based on the size of the
connection to the water main on the north side of
Baseline Road. A legal description of the property is
needed to determine the location and charges due.
Fire Department: Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
County Plannin : No Comment received.
CATA: No Comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is located in the Otter Creek Planning
District. The Land Use Plan shows Single Family for this
location. The applicant's property is zoned R-2 Single
Family and the zoning request is for Planned Residential
Development. The applicant wishes to develop a tract of
land for single family homes and condominiums. The request
is consistent with Single -Family land use.
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FILE NO.: Z-6832 (Cont.)
City Recognized Neighborhood Action Plan:
The pending Otter Creek/Crystal Valley Neighborhood Action
Plan is scheduled to be heard by the Board of Directors on
April 4, 2000. The pending neighborhood action plan
encourages the development of owner occupied properties for
the area. The pending plan also calls for the construction
of sidewalks and the installation of streetlights in all
new developments.
Landscape Issues:
A six foot high opaque screen, either a wooden fence with
its face side directed outward or dense evergreen
plantings, is required east of the proposed condominiums.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on
March 15, 2000. The revised plan addresses all of the
concerns as raised by staff and the Subdivision Committee.
The revised plan moves the condominium units toward Oak
Place Court with a 20 foot setback and the garages have
been moved to the rear. Two (2) alley access points have
been shown from Oak Place Court to serve the garages for
the condo units.
The revised plan also notes all of the proposed typical
building setbacks for the single family lots and shows
typical patio home and zero lot line home placement. The
plan notes that the maximum building height for the site
will be 32 feet. Thirty-five feet is the typical maximum
building height in single family zones.
The revised plan also shows a six (6) foot opaque fence
along all of the property boundaries and a dumpster
location for the condominiums. Two (2) ground -mounted
signs have been shown on the revised plan, one (1) on each
side of the entrance to the project. The dimension for
each sign has been noted as 4 feet by 6 inches. Staff
suggests that these signs be monument -type with a maximum
height of six (6) feet.
Otherwise, to staff's knowledge, there are no outstanding
issues associated with this application. The applicant has
done an adequate job in addressing the issues as raised by
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FILE NO.: Z-6832 (Cont.)
staff and the Subdivision Committee and in revising the
site plan accordingly.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PRD subject to the
following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. The two (2) ground -mounted signs proposed (4 feet by 6
inches each) must be monument type with a maximum height
of six (6) feet.
3. The dumpster area must be enclosed on three (3) sides
with a 8 foot fence or wall.
4.The maximum building height for this project shall be 32
feet.
5.The structures constructed on Lots 1-11 must comply with
the typical setbacks as noted on the submitted site plan.
SUBDIVISION COMMITTEE COMMENT:
(MARCH 9, 2000)
Robert McFarlane was present, representing the application.
Staff briefly described the revised proposed PRD, noting that
the following information needed to be shown on the site plan:
1. Building heights
2. Type of fence to be constructed
3. Dumpster location, if applicable
4. Platted front building lines (Lots 1-11)
5. Typical rear yard dimension (Lots 1-11)
6. Typical building placement for zero lot line residences
(Lots 1-11)
Staff noted that the proposed condo buildings needed to be moved
toward Oak Place Court (15-20 foot setback), with rear loaded
garages accessed by an alley(s). This was in -lieu of the
detached, front loading garages as shown on the original site
plan submitted. This issue was briefly discussed.
The Public Works requirements were briefly discussed, including
the required street improvements to Baseline Road. Mr.
McFarlane indicated that he understood the requirements.
After the discussion, the Committee forwarded the PRD to the
full Commission for resolution.
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FILE NO.: Z-6832 (Cont.)
PLANNING COMMISSION ACTION: (MARCH 301 2000)
Staff informed the Commission that the applicant submitted a
letter on March 24, 2000 requesting that this application be
deferred to the May 11, 2000 agenda. The required notices were
not mailed. Staff supported the deferral request.
The Chairperson placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
May 11, 2000 agenda. A motion to that effect was made. The
motion passed by a vote of 9 ayes, 0 nays and 2 absent.
PLANNING COMMISSION ACTION:
(MAY 11, 2000)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
The Chairperson placed the item before the Commission for
inclusion within the Consent Agenda for approval as recommended
by staff. A motion to that effect was made. The motion passed
by a vote of 8 ayes, 0 nays, 2 absent and 1 open position.
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