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HomeMy WebLinkAboutZ-7146-A Staff AnalysisOctober 13, 2005 ITEM NO.: 8 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z -7146-A Westpark Village Apartments — Conditional Use Permit 1701 Westpark Drive; east of Westpark Meadows Westpark Meadows Limited Partnership PROPOSAL: A conditional use permit is requested to allow for the development of a 156 -unit apartment community on this vacant, 0-3 zoned property. This same project was approved under a C.U.P. on February 28, 2002. Since permits were not obtained within three years, the C.U.P. expired. SITE LOCATION: The property is located on the north side of Boyle Park Road, east of 1701 West Park Drive and one lot west of Cleveland Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located adjacent to the northern perimeter of the Broadmoor Neighborhood. A large, R-6 zoned multifamily development is adjacent to the west. A church occupies the R-2 zoned property to the east. An undeveloped POD for a fraternal organization is also located to the east. A City of Little Rock Park is adjacent to the north. An undeveloped, R-2 zoned hillside is located across Boyle Park Road to the south. This proposed multifamily development is compatible with uses and zoning in the area and provides a good transitional use at the edge of the single family Broadmoor Neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Broadmoor, Leander and Point O'Woods Neighborhood Associations were notified of this application. 3. ON SITE DRIVES AND PARKING: Access to this development will be gained from the existing Westpark Meadows Apartments to the west. There will be no direct access to Boyle Park Road. This proposed 156 -unit multifamily development requires 234 on-site parking spaces. 224 spaces are provided, including 13 H.C./van accessible spaces. October 13, 2005 ITEM NO.: 8 (Cont.) FILE NO.: Z -7146-A 4, SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along that portion of the eastern perimeter that abuts residential zoned property and along the northern perimeter. Street and land use buffers with an average width of 23 feet are required along the northern and southern perimeters of the site. The plan submitted allows for a buffer width in these areas from 17 feet to 20 feet. Since the property to the north is developed as a city park, reduced screening and buffering should not have a negative impact. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit approved landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward compliance with the Landscape Ordinance can be given when properly preserving trees of six-inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. Boyle Park Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Public Works recommends that developer construct two-way, 8 -foot wide bike trail along his existing street frontage, southwesterly and connect with the Boyle Park system. This is not required but offered as a suggestion. 4. Show that proposed architecturally faced retaining walls are 15 feet or less in height, as required by the Land Alteration Ordinance. 2 October 13, 2005 ITEM NO.: 8 Cont. FILE NO.: Z -7146-A 5. Dedicate right-of-way to 25 feet from centerline, and construct half - street to 13 feet, on McKinley Street. Otherwise petition to close McKinley Street. 6. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Private sewer system serves existing apartment complex. Extension of private system must be approved by Little Rock Wastewater Utility prior to construction. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: No Comment received. Water: This parcel will have to be combined with the existing property to the west if the private fire lines in the two areas are to be tied in. Additional fire hydrant(s) will 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). Plans for water facilities need to be submitted to Central Arkansas Water. 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. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The nearest CATA bus route is located east of this site, along University Avenue. 3 October 13, 2005 ITEM NO.: 8 FILE NO.: Z -7146-A SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicants were present. Staff presented the item and asked that the applicants confirm that all aspects of building design and height are the same as previously approved. Staff recommended that the applicant consider using a material other than chain-link for the fence along Boyle Park Road. Staff suggested coated or painted metal or the same brick and wood fence that exist along Boyle Park Road in front of the Westpark Meadows Apartments. Staff noted the following variances: reduced number of parking spaces; reduced building setback on south perimeter; reduced land use buffers on north, south and east perimeters; and increased fence height of 6 feet along Boyle Park frontage. Public Works, Utility and Landscape Comments were noted and discussed. The applicant was advised to contact the various agencies regarding their comments, if there were questions. The applicant was advised to respond to staff issues by September 28, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS; The applicant requests a conditional use permit to allow for the development of a 156 unit multifamily community on this 0-3 zoned, 4.53± acre tract. Multifamily, as per the R-5 district (36 units per acre) is permitted as a conditional use in 0-3. The development is to be an extension of the existing Westpark Meadows complex located adjacent to the west. Access to this new phase will be through the existing Westpark Meadows property. There will be no access to this site directly from Boyle Park Road. The development consists of 13, three-story buildings containing 12 units each and a separate "Village Center" building. The building heights will not exceed the allowable height of 45 feet. The buildings will have pitched roofs with a pitch of 1:3. Roofing materials will be asphalt shingles. Building facades will be vinyl siding on all four sides. Other than incidental/directional signs within the development, there will be no new signage on the site. The development will be enclosed by a 6 -foot tall, vinyl coated, chain-link fence. Appropriately screened dumpsters will be located throughout the site. All of the buildings will contain bicycle garages, grade level patios and balconies for the second and third floor units. There is proposed to be a minimum distance of 30 feet between the buildings. Overall, the rear and side yard setbacks will be exceeded. Variances are requested to permit a reduced front yard setback, adjacent to Boyle Park Road; reduced land use buffers on the north, east and south perimeters; reduced number of parking spaces; and an increased fence height of 6 feet. 4 October 13, 2005 ITEM NO_: 8 (Cont.) FILE NO.: Z -7146-A Staff is supportive of the proposed development. The use is compatible with uses and zoning in the area and appears to be an appropriate transitional use for the edge of the Broadmoor Neighborhood. The buildings form a "courtyard" surrounding the parking lot and enclosing the "Village Center" building. There will be no direct access to the street from this phase of Westpark Meadows. The development of this unsightly, vacant, dumping site should be a positive influence on the area. An undeveloped public right-of-way (McKinley Street) is adjacent to the east, between this site and the church. Staff recommends that this right-of-way be abandoned. The applicant is requesting a variance to allow the buildings adjacent to Boyle Park Road to have a reduced setback of 13 feet in lieu of the required 25 -foot setback. Staff is supportive of this variance. The buildings themselves are at a 17 -foot setback, some 27t feet from what will be curbline of Boyle Park Road. Balconies extend slightly more into the front yard, resulting in the 13 -foot setback. The wooded hillside across the road to the south is undeveloped and likely to remain as such. No homes of the Broadmoor Association face Boyle Park Road at this point. The reduced setback should not impact nearby properties. Variances are also requested to allow reduced land use buffers on the north, east and south perimeters. A 30t foot buffer is required on the east since the abutting property is zoned R-2. That R-2 zoned property is occupied by a church. This eastern buffer is at 9 feet (the minimum) where the two dumpsters are to be located. Otherwise, it averages 20-25 feet in width. That distance will potentially increase by 15 feet when the McKinley right-of-way is abandoned. If none of the reversionary rights for the McKinley right-of-way extend to this property owner, at the very least, the area of the former right-of-way will provide additional buffering between this project and the church. A land use buffer and street side buffer of 23t feet are required on the north and south perimeters respectively. The buffer on the north varies from 13-16 feet. The property to the north is developed as a city park containing a large, tennis center. Allowing a reduced buffer on that perimeter will not impact the park. Allowing the reduced street side buffer of 13-17 feet is reasonable for the same reasons as the reduced front yard setback discussed previously. On February 28, 2002, this exact C.U.P. was approved by the Planning Commission as part of the Consent Agenda. Since permits were not obtained within three years, the C.U.P. is no longer valid. The applicant is requesting re -approval of the C.U.P. To staff's knowledge, there are no outstanding issues. There is no bill of assurance for this unplatted, acreage tract. 5 October 13, 2005 ITEM NO.: 8(Cont.)FILE NO.: 7-7145-A STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 5 of this report. Staff also recommends approval of the requested setback, buffer, parking and fence height variances. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes and 0 nays. 0