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HomeMy WebLinkAboutZ-6948-A Staff AnalysisFILE NO.: Z NAME: Forest Gardens Revised PD -R LOCATION: South of West Baseline Road approximately 500 feet West of Stagecoach Road DEVELOPER: Randy Ripley 9222 Stagecoach Road Little Rock, AR 72210 AREA: 5.01 Acres NUMBER OF LOTS: 26 CURRENT ZONING: PD -R ENGINEER: Hurricane Valley Inc. P.O. Box 118 Bryant, AR 72807 FT. NEW STREET: 0 ALLOWED USES: Residential (Horizontal property regime.) PROPOSED ZONING: Revised PD -R PROPOSED USE: Residential (Plat to create individual lots.) VARIANCESIWAIVERS REQUESTED: (Plat Variances) 1. Lots with out public street frontage. 2. Lot width to depth ratio for Lots 10, 11, 12, 13, 25 and 26. 3. Reduced minimum lot width. 4. Reduced front platted building lines and reduced side yard setbacks. 5. Reduced street width (24 -feet). BACKGROUND: The Board of Directors approved Ordinance No. 18,412 on January 16, 2001 establishing Forest Gardens Long -form PD -R. The applicant proposed a total of 19 buildings and 26 units (one lot), which would be developed under a horizontal property regime. The applicant proposed the maximum height of the structures not exceed to 32 feet and that all units would have attached garages and/or carports and a total of 45 parking spaces. FILE NO.: Z -6948-A The applicant requested a two lot plat as a part of the development. Lot 1 was adjacent to Stagecoach Road and Lot 2 was the site currently being considered for the revision to the Planned Residential Development. Lot 2 was created as a non -conforming lot and the Board of Directors approved the lot configuration, a lot without public street frontage, at their January 16, 2001 meeting. The applicant requested and was granted a five (5) year deferral of sidewalk placement along Stagecoach Road for Lot 1 by Ordinance No. 18,414 dated January 16, 2001. The previous site design was based on an attempt to retain the center portion of the heavily wooded site as a common green space, with the larger mature hardwood trees to remain as the main marketing amenity. To achieve this goal the applicant proposed a perimeter access drive, which would serve the rear of each unit. The applicant noted the driveway design was to be constructed to accommodate city garbage trucks and fire trucks, and that the garbage collection would be coordinated with public works. Several conditions were placed on the previous approval including no building permit would be issued until a final plat was recorded for Lot 2. Furthermore, Staff would not sign the Final Plat for Lot 2 until legal access to the lot was established. Staff also stated any signage pertaining to the development must conform to the zoning ordinance standard for condominium development (ground mounted sign not to exceed 24 square feet in area and 6 feet in height). A. PROPOSAL/REQUEST: The applicant now proposes to revise the previously approved PD -R to allow individual lots to be created. The proposed site development remains unchanged with regard to building placement and layout but the units will no longer be sold through a horizontal property regime. The request includes five variances from the Subdivision Ordinance or the Master Street Plan. The applicant is requesting a variance to allow lots without public street frontage, a variance from the lot width to depth ratio for Lots 10, 11, 12, 13, 25 and 26, a variance from the minimum lot width requirement for all the lots and a reduced platted building line on the front and side yard setbacks. The applicant proposes the street to be constructed as a private street built to minor residential street standard or 24 -feet of pavement. The development will be developed in two (2) phases. As previously proposed the applicant will establish a property owners association to maintain the common areas and driveway. B. EXISTING CONDITIONS: The 5.01 acre property is undeveloped and wooded. The Stagecoach Village LLC development (the old golf driving range) is located to the south. The property immediately south and west is zoned PRD and was approved for a condo/single- family development which has began development with the streets being installed and water and wastewater under construction. There are single-family residences to 6 FILE NO.: Z -6948-A the north with a commercial development to the northeast. There is undeveloped C- 3 zoned property to the east, across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents, who could be identified, within 300 feet of the site, the Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The original approved, single tract development has changed to the subdivision of the land into 26 lots. Private ingress and egress easements are still proposed. 2. Streets must be a minimum of 24 -feet wide if Little Rock Garbage collection is to be provided. Waste collection will be made on the loop street, however, no collection will be provided on the stub street for lack of a place to turn around. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. 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: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. . 3 FILE NO.: Z -6948-A Cont. F. G. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of an existing Planned Development - Residential to add lot lines. The use requested is consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property is located in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The Residential Development Goal of the Neighborhood Action Plan contains two Action Statements relative to this application. The first Action Statement calls for the encouragement and facilitating development of owner occupied properties in the planning area. The second statement concerning residential development calls for the installation of streetlights in all future developments as streets are built. The Neighborhood Action Plan also contains a Natural Environment Goal supported by an Action Statement that calls for the preservation and maintenance of existing greenways and open spaces in the neighborhood. Landscape Issues: No comment. Building Codes: No comment. UBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Randy Ripley and Mr. Charles Best were present representing the application. Staff presented the item stating the request was a revision to a previously approved PD -R to allow the addition of lot lines. Staff stated when the development was proposed, the units were to be sold under a horizontal property regime. Staff stated since application was made, the.,applicant had determined individual lots, with a mechanism in place for maintenance of common areas, would be a more viable development. Staff requested the applicant plat buildable areas to establish setbacks. Staff stated without the buildable areas being platted, the applicant would be required to meet minimum building setbacks which would limit his ability to develop the site as he proposed. Public Works stated the comments from the previous approval still applied to this development. Staff stated the reduced driveway width was previously approved and would still be an acceptable pavement width. The applicant indicated the roadways were to remain private. There being no other issues for discussion, the Committee then forwarded the item to the full Commission for final action. 4 FILE NO.: Z -6948-A Cont. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated there will be 5 -foot platted building lines along the front and rear of the lots and a three (3) foot on the lots with detached units; zero on the attached unit lot lines. The applicant has also identified common areas in tracts and phasing lines on the plat. The applicant proposes private streets to be 24 -feet in width, an acceptable street width for a minor residential street. This width will allow city trucks access to the site to collect garbage and provide fire protection. The development having private streets requires a variance to allow lots without public street frontage unless the Planning Commission explicitly approves the development on private streets. There are many variances from the Subdivision Ordinance required for the preliminary plat. The minimum lot width does not meet the minimum required lot width for residential development. The applicant proposes the lots areas to range from 3,500 square feet to 5,000 square feet. The applicant has indicated five (5) foot platted building lines along the front and rear of the lots and a three (3) foot side yard setback along the sides, where units are detached and zero (0) where attached. Staff is supportive of the requested variances to allow the site to develop in this manner. Staff is also supportive of the Phasing Plan submitted by the applicant. The development is proposed as a patio home/townhouse development, which would require special consideration to allow for development. The applicant was previously approved with this development plan with a slightly different land configuration. The units were to be sold under a horizontal property regime. The only change to the proposed development is to add land area to the units, which would allow the structures to be sold with "dirt". STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the planned development, to establish a preliminary plat, as filed subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. Staff recommends approval of the requested variances to allow lots without public street frontage, the variance from the lot width to depth ratio for Lots 10, 11, 12, 13, 25 and 26, the variance to allow a reduced minimum lot width for all lots and the variance to allow a reduced platted building line on the front and side yards of all lots. Staff is supportive of the request to allow a reduced standard for the private street within the development. FILE NO.: Z -6948-A Cont. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Randy Ripley was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval of the request to revise the previous proposed planned development, to establish a preliminary plat, subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff presented a positive recommendation of the requested variance to allow lots without public street frontage, the variance from the lot width to depth ratio for Lots 10, 11, 12, 13, 25 and 26, the variance to allow a reduced minimum lot width for all lots and the variance to allow a reduced platted building line on the front and side yards of all lots. Staff stated they were also in support of the request to allow a reduced standard for the private street within the development. There was no further discussion. The item was placed on the consent agenda for approval and approved by a vote of 9 ayes, 0 noes and 2 absent. R Subdivision Committee Meeting October 10, 2002 ITEM NO.: 13 NAME: Forest Gardens Revised PD -R FILE NO.: Z -6948-A LOCATION: South of West Baseline Road approximately 500 feet West of Stagecoach Road DEVELOPER: Randy Ripley 9222 Stagecoach Road Little Rock, AR 72210 AREA: 5.01 Acres NUMBER OF LOTS: 26 CURRENT ZONING: PD -R ALLOWED USES: Residential PROPOSED ZONING: Revised PD -R PROPOSED USE: Residential ENGINEER: Hurricane Valley Inc. P.O. Box 118 Bryant, AR 72807 FT. NEW STREET. 0 VARIANCES/WAIVERS REQUESTED: Reduced lot size. Reduced setbacks from all property lines. Reduced lot width. PLANNING STAFF COMMENTS: 1. Provide zoning of abutting properties. 2. Plat buildable areas on the preliminary plat to establish setbacks. 3. Indicate flood plain/floodway on the proposed preliminary plat. 4. Provide a certified list of property owners within 200 -feet of the site along with notice form, affidavit executed and proof of mailing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: (No comment received.) Subdivision Committee Meeting October 10, 2002 UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: ARKLA: Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of an existing Planned Development - Residential to add lot lines. The Use requested is consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: The applicants property is located in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The residential development goal of the neighborhood action plan contains two action statements relative to this application. The first action statement calls for the encouragement and facilitating development of owner occupied properties in the planning area. The second statement concerning residential development calls for the installation of streetlights in all future developments as streets are built. The neighborhood action plan also contains a natural environment goal supported by an action statement that Subdivision Committee Meeting October 10, 2002 calls for the preservation and maintenance of existing greenways and open spaces in the neighborhood. Landscape Issues: No comment. Buildinq Codes: No comment. REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED PRELIMINARY PLAT (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002.