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HomeMy WebLinkAboutZ-6848-B Staff AnalysisLE NO.: Z -6848-B NAME: Tract A Pleasant Tree Addition Revised Short -form PD -R LOCATION: Located in the 1500 Block of Pickering Drive DEVELOPER: Icon Homes, Rodney Chandler 16 Cobble Stone Creek Court Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 11419 Stagecoach Road, Suite 2100 Little Rock, AR 72210 AREA: 0.55 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF -1 - Single-family three (3) residential units Revised PD -R Multi -family six (6) units VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: This 0.40 acres property located at the east end of Pickering Drive was dedicated to the Pleasant Tree Property Owners Association with the development of the subdivision to be used as a recreational area. A tennis court was constructed on the site. The Property Owners Association was unable to maintain the tennis court and later returned the property to the original developer. Ordinance No. 18,298 adopted by the Little Rock Board of Directors on June 20, 2000, rezoned the property from R-2, Single-family to PD -R to allow the removal of the tennis court and the construction of a three unit attached single-family residential building. The structure was to be similar construction as the existing attached single-family attached structures located to the south and west. FILE NO.: Z-6848-B (Cont. Ordinance No. 20,428 adopted by the Little Rock Board of Directors on May 17, 2011, allowed a revision to the previously approved PD -R to allow the construction of three (3) single-family residential homes on individual lots. The proposed homes consisted of two (2) bedrooms, great room, one full bath, dining area, kitchen with an attached single car garage and two -car driveway. All homes were brick with vinyl siding on the exterior. The homes were proposed with a 20 -foot front setback and a 25 -foot rear setback. A privacy fence was proposed within the rear yard area of the homes. The homes contained 1,200 square feet of heated and cooled space and an additional 250 square feet of garage space. The homes were anticipated to lease in the $1,100.00 to $1,200.00 price category. This development was never constructed. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PD -R to allow the construction of a two storysingle building with six (6) units. The apartments are proposed as two (2) bedroom units with living room, one full bathroom, dining area, kitchen and laundry room. The building will have two entry doors to promote a residential appearance which will be blended with an all brick exterior to promote street appeal and a neighborhood friendly appearance. B. EXISTING CONDITIONS: This area is developed with one, two and six unit multi -family residences. The site proposed for development contains the abandoned tennis court. Uses to the east are multi -family accessed from Rainwood and Green Mountain Drive. North of the site along Rainwood Drive are three detached single-family homes. The streets are in place within the subdivision constructed to residential street standards per the Master Street Plan. There appear to be a couple of trees located on the site proposed for development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site and the Pleasant Tree Property Owners Association were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. The private driveway apron is damaged and in need of repair. 2. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. i•. FILE NO.: Z-6848-B(Cont.) 3. No residential waste collection service will be provided on private streets or easements unless the property owners association provides a waiver of damage claims for operations on private property. 4. The parking design must be redesigned near the Pickering Drive intersection as per staff design. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center -Point Ener: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas water regarding extension of water service to this development. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Water main extension will be needed to provide water service to this property. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. A Capital Investment charge based on the size of the meter connection(s) will apply to this development in addition to normal charges. Fire Department: Place fire hydrants per code. Maintain a minimum access of 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 FILE NO.: Z-6848-B(Cont.) CATA: The #8 — Rodney Parham bus route is in the vicinity of the new development, but does not directly serve it. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from PRD (Planned Residential District) to PDR (Planned District Residential) to allow for the construction of six (6) units of multifamily. Master Street Plan: Pickering Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2012) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff questioned the proposed design of the building. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk would require replacement prior to the issuance of a certificate of occupancy. Staff stated if the development exceeded one (1) acre in size a NPDES stormwater permit would be required from the Arkansas Department of Environmental Quality. Staff stated the parking design should be redesigned near Pickering Drive. Staff also stated no residential waste collection service would be provided on the private streets or easements unless the POA signed a waiver of damage claims for operation on private property. Il FILE NO.: Z -6848-B Cont. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing the issues raised at the March 7, 2012, Subdivision Committee meeting. The applicant has provided staff with an elevation of the proposed building design, construction materials and maximum height of the building. The applicant has also provided details of proposed fencing and redesigned the parking and entrance drive as requested by staff. The developer states if an agreement cannot be reached with the City of Little Rock regarding trash collection a contact will be executed with a private contractor. The building is proposed residential in character. The building will have two entrance doors from the front leading into a foyer area to access four units in the western entrance and two units on the eastern side. The two story building will have three units on each floor. The building is proposed with a total brick facade and architectural shingles. The roof pitch is a 6112. The units are proposed with 950 square feet to 1,150 square feet. The units are one level and the second unit on the second floor. Any interior fencing will be per the typical R-2, Single-family development standard or a maximum of six (6) feet in height constructed of brick or wood. The site plan indicates the placement of eleven (11) parking spaces and a total of six (6) units. Based on the zoning ordinance the typical minimum parking required to serve a multi -family development is nine (9) parking spaces. Staff is supportive of the development. The site plan indicates a total of 1,770 square feet of open space per unit or 57 percent of the total lot. Within the site there is a large open area to the north and to the east which allows for a substantial area of outdoor living space. Although the overall density is 13.9 units per acre and exceeds the typical development standards of the future land use plan the density of the development is similar to the development to the east and to the south. This section of Pickering Drive contains a mixture of residential types including single-family, duplex and multi -unit structures. Staff does not feel the placement of this building containing six (6) units is out of character with the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 5 FILE NO.: Z-6848-6 Cont. PLANNING COMMISSION ACTION: (MARCH 29, 2012) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Rodney Chandler addressed the Commission on the merits of his request. He stated the development was to allow six units of multi -family housing on a Y/2 acre parcel. He stated he had met with the area residents and tried to address their concerns but was willing to yield his time to allow the opposition to speak. Mr. Mike Davis addressed the Commission in opposition of the request. He provided the Commission with a petition signed by a number of residents in the area opposed to allowing multi -family on the site. He stated the neighborhood had two (2) condominium buildings adjacent to the site proposed for development. He stated the buildings had ample parking but the residents still parked in the street. He stated this was dangerous because the street had a sharp curve and if the motorist was not careful he/she would meet another car while traveling in their lane. Ms. Yolanda Dreher addressed the Commission in opposition of the request. She stated she did not feel the notification of 200 -feet was sufficient notification for rezoning request. She stated she was not opposed to the development of the property but did not feel six units would be good for the area. She stated the site plan indicated parking sufficient to meet the ordinance standards but she did not feel the parking would be adequate to serve the units. She stated the existing condo development had adequate parking but they still parked on the street. She stated she did not feel it fair to compare the developments to the north and east to this proposed development because they had access to Green Mountain Drive and Rainwood Road. She stated this subdivision was a dead-end subdivision with only one way in and out. She stated the area was a walking neighborhood and did not need the additional traffic the six units would generate. She stated she felt the original development of three units was a more appropriate development for the site. Mr. Frank Meeks addressed the Commission in opposition of the request. He stated he also did not feel proper notice was provided. He stated he was not opposed to development of the property with the three units but did not feel the development of the site with six units was appropriate. He stated traffic and parking were concerns of the neighborhood. He stated to compare the two condo buildings with this development was deceiving. He stated the condo development provided parking within the rear yard area of the buildings. Mr. Rodney Chandler addressed the Commission providing them with a list of the notices mailed and a copy of the return cards received. He stated the Property Owners Association was notified of the date and time of public hearing as required by staff and 0 FILE NO.: Z -6848-B Cont. the Commission's By-laws. He stated the site plan was providing ample parking to serve the units. He stated the development was similar in scale to the condo buildings located to the south. There was a general discussion by the Commission concerning why the previous developments were not constructed. Mr. Chandler stated the economics did not work for a three unit development. He stated for the project to cash flow a higher density was required. The Commission questioned staff as to their reasoning for support of the density of the development. Staff stated the Land Use Plan was general and provided a recommendation concerning developments and densities. Staff stated the development pattern in the area was intense multi -family, the two buildings on condominium units to the south and duplex's to the west and southwest. Staff stated this neighborhood contained a number of housing types and densities. Staff stated the site plan indicated adequate parking to serve the six units. Staff stated nearly'/2 of the site plan was open or green space. Staff stated they did not feel the developer was trying to over -build the site. Staff stated they did not feel the placement of six additional units on the street would generate a great deal of additional traffic for this residential street. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. VA