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HomeMy WebLinkAboutZ-6848-D Staff AnalysisFILE NO.: Z -6848-D NAME: Chandridge Park Development Revised Short -form PD -R LOCATION: Located at 2 — 12 Chandridge Park Drive DEVELOPER: Icon Homes c/o McGetrick and McGetrick Engineers 11601 Bass Pro Parkway Little Rock, AR 72210 SURVEYOR: McGetrick and McGetrick Engineering P.O. Box 30441 Little Rock, AR 72260 AREA: 2.5 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 2 — Rodney Parham CENSUS TRACT: 22.06 CURRENT ZONING: PRD ALLOWED USES: Townhomes — 6 -units PROPOSED ZONING: Revised PRD PROPOSED USE: Townhomes — creation of lot lines for each of the units VARIANCE/WAIVERS: 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. FILE NO.: Z -6848-D Cont. 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 structures located to the south and west. 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. Ordinance No. 20,584 adopted by the Little Rock Board of Directors on June 5, 2012, allowed a revision to the PD -R zoning to allow the construction of a two-story single building with six (6) units. The apartments were proposed as two (2) bedroom units with living room, one full bathroom, dining area, kitchen and laundry room. The building was proposed with two (2) entry doors to promote a residential appearance with an all brick exterior to promote street appeal and a neighborhood friendly appearance. The development has not occurred. Ordinance No. 20,857 adopted by the Little Rock Board of Directors on March 18, 2014, allowed a revision to a previously approved PRD to allow the development of three (3) buildings containing duplex units. Each of the buildings was proposed on a lot allowing the creation of a three (3) lot plat in addition to the new homes. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to amend the previously approved PRD, Planned Development Residential, to allow the creation of lot lines along the common walls of the existing units. The previous approval allowed for the creation of three (3) lots. With approval of the current request the three (3) lots will be replatted into six (6) lots allowing each of the units to be contained on a lot. The new lot lines will be located along the common walls of the units. No other modifications are proposed with the requested revision to the PRD zoning. B. EXISTING CONDITIONS: The previously approved units have been constructed along with the parking and access drive. This general area is developed with one and two family residences and also with a six (6) unit multi -family residence. Uses to the east are multi- family accessed from Rainwood and Green Mountain Drive. North of the site along Rainwood Drive are three (3) detached single-family homes. The streets 2 FILE NO.: Z-6848-D(Cont.) are in place within the subdivision constructed to residential street standards per the Master Street Plan. C. NEIGHBORHOOD COMMENTS. As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 -feet of the site along with the Pleasantree Recreation Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PL-ANNING Wastewater: Sewer available to the site. Entergy: Entergy does not object to this proposal to allow the creation of lot lines. However, a 3-phase power line Exists along the eastern boundary line of this development which is close to the area of the construction of the duplex on lots 5R and 6R. Extreme caution should be used when working near power lines and all NESC and OSHA required clearances must be maintained during and after construction. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Two (2) hour fire wall required between units. Full plan review required. Parks and Recreation: No comment received. County Planning: No comment. 3 FILE NO.: Z -6848-D (Cant. Rock Region Metro: Location is not currently served by METRO. We have no objection at this time. F. ISSUES/TECHNICAL/DESIGN.- Building SSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey4flittlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or . Note: Fire walls are required in Condo's and part walls and the amount of window/door openings is restricted depending on the distance between structures and the type of construction materials used. Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Residential Low (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may 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 PRD (Planned Residential Development) to allow the creation of lot line along the common walls of this existing duplex development. Master Street Plan: The south side of the property is Chandridge Park Drive and it is a 25 -foot Private Service Easement. It is connected to Pickering Drive and Pickering Drive is a Local Street on the Master Street Plan. 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. These streets 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 16, 2016) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff requested Mr. McGetrick provide the address for ICON Homes on the survey. 4 LE NO.: Z -6848-D {Cont. Public Works comments were addressed. Staff stated any broken curb and gutter or sidewalk was to be replaced prior to the issuance of a final plat. Staff stated no residential waste collection would be provided on private streets unless the property owners association signed a waiver of damage claims for operations on private property. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing from comments raised at the March 16, 2016, Subdivision Committee meeting. The applicant is proposing to amend the previously approved PRD, Planned Development Residential, to allow the creation of lot lines along the common walls of the existing units. The previous approval allowed for the creation of three (3) lots. With approval of the current request the three (3) lots will be replatted into six (6) lots allowing each of the units to be contained on a lot. As noted in the Building Codes comments fire walls are required in condo's and party walls and the amount of window/door openings is restricted depending on the distance between structures and the type of construction materials used. Staff recommends prior to final platting of the newly created lots the applicant work with the fire department and building codes staff to determine if in fact the units as constructed are in compliance with the existing fire code regulations. Staff is supportive of the applicant's request provided the conditions related to the fire code can be met. To staff's knowledge there are no remaining outstanding technical issues in need of addressing related to the site plan. No other modifications are proposed with the requested revision to the PRD zoning. Staff feels the request to allow the creation of the lots as proposed is appropriate. 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: PLANNING COMMISSION ACTION: (APRIL 7, 2016) The applicant was present. There were no 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 4� FILE NO.: Z -6848-D (Cont) the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. 0 ITEM NO.: 14. Z-684 NAME: Chandridge Park Development Revised Short -form PD -R LOCATION: located at 2 — 12 Chanridge Park Drive Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 23, 2016. The Office of Planning and Development must receive the proof of notice no later than April 1, 2016. 2. Provide the address of ICON Homes on the survey. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the site. Entergy: Entergy does not object to this proposal to allow the creation of lot lines. However, a 3-phase power line exists along the eastern boundary line of this development which is close to the area of the construction of the duplex on lots 5R and 6R. Extreme caution should be used when working near power lines and all NESC and OSHA required clearances must be maintained during and after construction. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. ITEM NO.: 14. Z -6848-D Fire Department: Two (2) hour fire wall required between units. Full plan review required. Parks and Recreation: County Planning: No comment received. No comment. Rock Region Metro: Location is not currently served by METRO. We have no objection at this time. Building Code_: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(cD_Iittlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.ar . Note: Fire walls are required in Condo's and part walls and the amount of window/door openings is restricted depending on the distance between structures and the type of construction materials used. Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Residential Low (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may 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 PRD (Planned Residential Development) to allow the creation of lot line along the common walls of this existing developed 4-plex site. Master Street Plan: The south side of the property is Chandridge Park Drive and it is a 25 -foot Private Service Easement. It is connected to Pickering Drive and Pickering Drive is a Local Street on the Master Street Plan. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Pian: There are no bike routes shown in the immediate vicinity. Landscape: No comment. ITEM NO.: 14. Z-6848-❑ Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 23, 2016.