Loading...
HomeMy WebLinkAboutZ-6981-A Staff AnalysisFILE NO.: Z -6981-A NAME: Ficklin Short -form Revised PD -R LOCATION: West side of Gamble Road, approximately 600 feet south of West Markham Street DEVELOPER: Steve Ficklin 13914 St. Michael Street Little Rock, AR 72211 ENGINEER: White -Dater and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.43 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PD -R PROPOSED ZONING: Revised PD -R CURRENT ALLOWED USES: Residential PROPOSED USE: Residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission first reviewed this application at their March 8, 2001 Public Hearing. The request was for placement of an eight -unit condominium development on a single lot. The individual units were to be sold under a horizontal property regime and the entirety of the property to remain a single ownership, governed by a property owner's association. The development was to include two four -unit condominium buildings (two stories each), with a single access point from FILE NO.: Z -6981-A (Cont.) Gamble Road. Each unit would have 'a single car garage, with a two -car driveway leading to each unit. The proposed site plan included a ground -mounted sign along the north side of the driveway. The sign was to conform to city standard for multi -family zoning (maximum height - 6 feet, maximum area - 24 square feet). As a part of the application the applicant indicated there would not be a dumpster located on the site, and the project would utilize city garbage collection. The site plan also noted two mail kiosks, which would serve the units. The Planning Commission voted to recommend approval of the application as filed by a vote of 7 ayes, 1 nay, 1 abstention, and 2 absent. The Board of Directors reviewed the application at their April 17, 2001 Board of Directors meeting and approve the rezoning request with Ordinance No. 18,459. A. PROPOSAL/REQUEST: The applicant proposes to subdivide this one lot into two lots through a revision to the current Planned Development. All items listed above in the Background will remain as previously approved. B. EXISTING CONDITIONS: The property is undeveloped and grass -covered. There are a few existing trees on the site. There is an office/commercial building to the north, with another office building further north across Stacy Lane. There are single-family residences to the south, with one single-family residence and the Bale Chevrolet detail shop across Gamble Road to the east. There are additional single-family residences to the southeast and a church to the northeast. There is a similar condominium development to the west, with a large apartment complex (Shadow Lakes Apartments) further to west across Farris Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the neighborhood. Property owners within 200 feet of the site, residents within 300 feet of the site, who could 2 FILE NO.: Z -6981-A (Cont.) be identified and the' Parkway Place and Gibralter Heights/Pointe West Timber Ridge Neighborhood Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Gamble Road is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with Planned Development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Grading permit will be required on this development. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 6. Enlarge driveway width to 20 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 376-2903 for details. Entergy: Will require a 10' easement around the property as platted. Not enough code clearance for easement and building. Contact Entergy at 954-5165 for details. ARKLA: No comment received_ Southwestern Bell: No comment received. Water: Contact Central Arkansas Water regarding the size and location of the water meter(s). The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. Contact Marie Dugan at 992-2438 for details. Fire De artment: Approved as submitted. 3 FILE NO.: Z -6981-A County Planning: Cont.) No comment received. CATA: Site is near Bus Route #5 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Ellis Mountain Planning District. A Future Land Use Plan amendment was granted at the time of the zoning change to PD -R. Therefore, since the Plan currently indicates Multi -family for the site, and the proposed development consists of units per acre consistent with multi -family development, a Future Land Use Plan amendment is not necessary. City Recognized Neighborhood Action Plan: The application lies in an area which is covered by the Rock Creek Neighborhood Action Plan. An Action Statement in the Residential Development goals states "require city staff to ensure a mix of single-family and multi -family in newly development areas, allowing the multi -family to act as a buffer between single-family and office". Properties to the north and east are zoned 0-3 or are functioning as non-residential uses, which would appear to meet the intent of this Action Statement, by providing a buffer to the single-family to the south. Landscape Issues: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2002) Mr. Joe White of White-Daters and Associates, was present representing the application. Staff presented the item and stated the Commission had previously reviewed this site at the March of 2001 Public Hearing. Staff stated the purpose of the revised application was to subdivide one lot into two lots. Staff also noted all the previously approved items, signage, dumpster, building layout and driveway location would remain the same. Staff requested the applicant submit a statement indicating the time frame for construction of the 4 FILE NO.: Z -6981-A (Cont.) driveway. Staff also requested the applicant indicate on the site plan the driveway as an access and utility easement. Public Works Comments were presented and a request was made to increase the driveway width to 20 -feet adjacent to Gamble Road. Staff noted the comments from Central Arkansas Water and Entergy. Staff suggested Mr. White contact these agencies to resolve any concerns. The Committee determined there were no other outstanding issues associated with the proposed revision to the PD -R. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised by staff and the Subdivision Committee. The applicant has stated the project will be developed in two phases and has indicated the entire width of the driveway will be constructed with the first phase of the development. The revised site plan indicates the driveway as an access and utility easement. The driveway width has been shown at 20 feet near the intersection with Gamble Road. The applicant has also indicated the street improvements to Gamble Road would be constructed at the time of the development. Staff is supportive of the proposed revision to the PD -R. The request is in conformance with the City' s Future Land Use Plan and the limitations put into place during the original rezoning still apply. These limitations are outlined in the Background Section of this report. The purpose of the revision is to place lot lines within the development making a one lot development with two buildings a two lot development with one building located on each lot. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed rezoning. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PD -R subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. 5 FILE NO.: Z -6981-A (Cont. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2002) Mr. Joe White of White Daters and Associates was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The application was placed on the consent agenda for approval as recommended by staff. The vote passed by 11 ayes, 0 noes and 0 absent. 6 February 14, 2002 ITEM NO.: 4 FILE NO.: Z -6981-A NAME: Ficklin Short -form Revised PD -R LOCATION: West side of Gamble Road, approximately 600 feet south of West Markham Street nEVELOPER ENGINEER: Steve Ficklin White -Dater and Associates 13914 St. Michael Street 24 Rahling Circle Little Rock, AR 72211 Little Rock, AR 72223 AREA: 0.43 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PD -R PROPOSED ZONING: Revised PD -R CURRENT ALLOWED USES: Residential PROPOSED USE: Residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission first reviewed this application at their March 8, 2001 Public Hearing. The request was for placement of an eight -unit condominium development on a single lot. The individual units were to be sold under a horizontal property regime and the entirety of the property to remain a single ownership, governed by a property owner's association. The development was to include two four -unit condominium buildings (two stories each), with a single access point from February 14, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6981-A Gamble Road. Each unit would have a single car garage, with a two -car driveway leading to each unit. The proposed site plan included a ground -mounted sign along the north side of the driveway. The sign was to conform to city standard for multi -family zoning (maximum height - 6 feet, maximum area - 24 square feet). As a part of the application the applicant indicated there would not be a dumpster located on the site, and the project would utilize city garbage collection. The site plan also noted two mail kiosks, which would serve the units. The Planning Commission voted to recommend approval of the application as filed by a vote of 7 ayes, 1 nay, 1 abstention, and 2 absent. The Board of Directors reviewed the application at their April 17, 2001 Board of Directors meeting and approve the rezoning request with Ordinance No. 18,459. A. PROPOSAL/REQUEST: The applicant proposes to subdivide this one lot into two lots through a revision to the current Planned Development. All items listed above in the Background will remain as previously approved. B. EXISTING CONDITIONS: The property is undeveloped and grass -covered. There are a few existing trees on the site. There is an office/commercial building to the north, with another office building further north across Stacy Lane. There are single-family residences to the south, with one single-family residence and the Bale Chevrolet detail shop across Gamble Road to the east. There are additional single-family residences to the southeast and a church to the northeast. There is a similar condominium development to the west, with a large apartment complex (Shadow Lakes Apartments) further to west across Farris Street. 2 February 14, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) C. NEIGHBORHOOD COMMENTS: FILE NO.: Z -6981-A As of this writing, staff has not received any comment from the neighborhood. Property owners within 200 feet of the site, residents within 300 feet of the site, who could be identified and the Parkway Place and Gibralter Heights/Pointe West Timber Ridge Neighborhood Associations were notified'of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Gamble Road is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with Planned Development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Grading permit will be required on this development. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 6. Enlarge driveway width to 20 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 376-2903 for details. Entergy: Will require a 10' easement around the property as platted. Not enough code clearance for easement and building. Contact Entergy at 954-5165 for details. ARKLA: No comment received. Southwestern Bell: No comment received. 3 February 14, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6981-A Water: Contact Central Arkansas Water regarding the size and location of the water meter(s). The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. Contact Marie Dugan at 992-2438 for details. Fire De artment: Approved as submitted. Counter Planniin : No comment received. CATA: Site is near Bus Route #5 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Ellis Mountain Planning District. A Future Land Use Plan amendment was granted at the time of the zoning change to PD -R. Therefore, since the Plan currently indicates Multi -family for the site, and the proposed development consists of units per acre consistent with multi -family development, a Future Land Use Plan amendment is not necessary. City Recognized Neighborhood Action Plan: The application lies in an area which is covered by the Rock Creek Neighborhood Action Plan. An Action Statement in the Residential Development goals states "require city staff to ensure a mix of single-family and multi -family in: newly development areas, allowing the multi -family to act as a buffer between single-family and office". Properties to the north and east are zoned 0-3 or are functioning as non-residential uses, which would appear to meet the intent of this Action Statement, by providing a buffer to the single-family to the south. Landscape Issues: No comment. Building Codes: No comment. 4 February 14, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6981-A G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2002) Mr. Joe White of White-Daters and Associates, was present representing the application. ' Staff presented the item and stated the Commission had previously reviewed this site at the March of 2001 Public Hearing. Staff stated the purpose of the revised application was to subdivide one lot into two lots. Staff also noted all the previously approved items, signage, dumpster, building layout and driveway location would remain the same. Staff requested the applicant submit a statement indicating the time frame for construction of the driveway. Staff also requested the applicant indicate on the site plan the driveway as an access and utility easement. Public Works Comments were presented and. a request was made to increase the driveway width to 20 -feet adjacent to Gamble Road. Staff noted the comments from Central Arkansas Water and Entergy. Staff suggested Mr. White contact these agencies to resolve any concerns. The Committee determined there were no other outstanding issues associated with the proposed revision to the PD -R. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff:" addressing most of the issues raised by staff and the Subdivision Committee. The applicant has stated the project will be developed in two phases and has indicated the entire width of the driveway will be constructed with the first phase of the development. The revised site plan indicates the driveway as an access and utility easement. The driveway width has been shown at 20 feet near the intersection with Gamble Road. The applicant has also indicated the street improvements to Gamble Road would be constructed at the time of the development. 5 February 14, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6981-A Staff is supportive of the proposed revision to the PD -R. The request is in conformance with the City's Future Land Use Plan and the limitations put into place during the original rezoning still apply. These limitations are outlined in the Background Section of this report. The purpose of the revision is to place lot lines within the development making a one lot development with two buildings a two lot development with one building located on each lot. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed rezoning. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PD -R subject to compliance with the conditions outlined in Paragraphs D, E and F of this report.