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HomeMy WebLinkAboutZ-7211 Staff AnalysisDecember 19, 2002 ITEM NO.: A.1 FILE NO.: Z-7211 NAME: American Dream Builder's Short -form PD -R LOCATION: Northeast of the intersection of Laurel Oaks Drive and Nix Road DEVELOPER: ENGINEER: American Dream Builders, Inc. Carter Burgess 18 Misty Court 10809 Executive Center Little Rock, AR Suite 204 Little Rock, AR 72211 AREA: 0.64 Acre NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R (6 -units detached single-family housing) PROPOSED USE: Detached Single-family housing (6.25 units per acre) VARIANCES/WAIVERS REQUESTED: Waiver of street improvements to Farris Street and to Coleman Street. A. PROPOSAL/REQUEST: The applicant proposes to place six units of detached housing on this four lot site. The applicant proposes the units to be two story units and each will have an attached garage. The future sale of these units will be under a horizontal property regime. Each of the units will contain between 1400 — 1526 square feet and be 3 bedroom, 2.5 baths and a two car garage. December 19, 2002 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7211 The applicant is proposing 5 -foot set backs between the buildings and the side property lines and a 20 -foot access and utility easement to serve the development as a single access from Nix Road. The applicant proposes to replat the four lots into one lot as a part of this process. Also included in the application is the request for right-of-way abandonment of the alley right-of-way between Lots 7 and 8 and Lots 9 and 10. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a slope falling to the south and west. Nix Road is an unimproved narrow roadway with deep ditches. The site is currently zoned R-2 as is the majority of the property around the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received numerous phone calls in opposition to the proposed development. The Parkway Place Property Owners Association and the Gibralter/Point West/Timber Ridge Neighborhood Associations along with all residents within 300 feet of the site, who could be identified, and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Nix Road is classified on ..the Master Street Plan as a residential street. Dedicate right-of-way to 30 feet from centerline. 2. Unless closure of the platted but undeveloped Coleman and Farris Streets is accomplished, dedication of right-of-way and construction to Master Street Plan standards will be required. 3. 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. 4. All driveways shall be concrete aprons per City Ordinance. 5. Appropriate handicap ramps will be required per current ADA standards. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 2 December 19, 2002 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7211 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available and not adversely affected. AP & L: No comment received. ARKLA: Need a better copy of the plat showing cross streets. Southwestern Bell: Easements on both sides of the drive are needed to provide telephone access. Contact Southwestern Bell at 373-5112 for additional details. Water: A water main extension may be required to serve this property. An acreage charge of $600 per acre currently applies to this property in addition to normal charges in this area. Contact Central Arkansas Water at 992-2438 for additional details. 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: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning_ Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan indicates Single Family for the site. The applicant has applied for a Planned Residential Development to build six units to be sold under a horizontal property regime. A Land Use Plan amendment for a change to Multi Family is a separate item on this agenda (LU02-18-01). Cfty Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Residential Development goal is supported by an objective of encouraging lower density development in the area. Action Statements include using multi -family housing to act as a buffer between office and single-family uses and limiting the density and square footage of multi -family developments. Landscape: The plan submitted does not allow for the required nine (9) foot wide land use buffers to the north and east. A six (6) foot high opaque screen is required to the north and east unless there are to be no windows or doors (except those required by the city) on the north and east sides. 3 December 19, 2002 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7211 Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) The applicant was not present. Staff stated the applicant had tried unsuccessfully to close the roadways adjacent to the site and now wished to pursue the item with only the closure of the alleyway between the lots. Staff stated the applicant should contact the utility companies and Public Works to obtain comments with regard to the alley closure. Staff stated they would work with the applicant to resolve the technical issues prior to the Commission meeting. There being no further issues to discuss, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff. The applicant has included a six (6) foot wooden fence on the north and south property lines and has indicated a fence could be placed along the undeveloped Farris Street if necessary. The applicant has indicated a five (5) foot side yard setback along the north and south property lines. The typical required land use buffer is nine (9) feet. Staff is not supportive of the requested reduction in landscaped area. The development abuts single-family to the north and the minimum typical buffer should be put in place. In addition, with the dedication of right-of-way on the south side of the development (Coleman Street) there will be a zero side yard setback. The applicant has indicated there will not be any signage as a part of the development. The applicant has also indicted the development will be constructed in one phase. As stated in the proposal section the applicant proposes the units to be for sale through a horizontal property regime and ownership and maintenance of common areas will be handled through a property owners association. The applicant is requesting a waiver of street improvements to Coleman Street and to Farris Street. The roadways have not developed in the area and the applicant feels the construction of the streets is unjustified at this time. Staff is not supportive of the development as proposed. The density of the development is not consistent with the development pattern in the area. With the placement of this number of units on these four 50 -foot by 150 -foot lots there is not sufficient room for side yard setbacks. Should the applicant be unsuccessful in the abandonment of the alleyway the development will not work. 4 December 19, 2002 SUBDIVISION ITEM NO.: A.1 (Cont. FILE NO.: Z-7211 Similar densities have developed in the area but each of these were closer to West Markham Street, shown for multi -family on the Future Land Use Plan and were adjacent to existing multi -family developments. Staff feels the neighborhood would be better served if the lots developed as single-family units. STAFF RECOMMENDATION: Staff recommends denial of the proposed Planned Residential Development as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Ms. Rebecca Chandler was present representing the application. There were no objectors present. The land use plan amendment and the rezoning were discussed simultaneously. Staff presented each item with a recommendation of denial for each. Commissioner Berry questioned the number of units, which could be constructed on the site today. Staff stated four (4) and increase of four (4) units since the proposal included eight (8) units. Staff stated the applicant was requesting a waiver of right-of- way dedication and street construction to Coleman Street and Farris Street. Staff stated the applicant was also requesting the roadway be abandoned and the alleyway within the development be abandoned. Ms. Chandler stated her occupation was a real estate appraiser. She stated recently she had determined there was a shortage of homes in the $85,000 to $95,000 range. She stated this became an issue when looking for a home for her widowed mother. She stated most of the homes in the area were $100,000+. Ms. Chandler gave the Commission statistical data from the Census related to homeownership, occupancy, ages and number of units in the area. She also gave the Commission a MSL listing of data indicating the market and the pertinent data related to home sales. Commissioner Berry questioned if the design was directly tied to the closure of the streets. Ms. Chandler stated she had reduced the size of the development to comply with the requirements of staff. Staff stated once the dedication of the right-of-way there would be a zero side yard setback on Coleman Street. Commissioner Berry stated the project was hinged on the closing of the street. There was a lengthy discussion concerning the street abandonment and the impact of abandonment of streets in areas, which had not yet developed. Staff stated the area was a very old plat and they had not heard from all the property owners within the affected area. Commissioner Berry made a motion to defer the item until the street issues could be resolved. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 December 19, 2002 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7211 PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) The applicant was not present and there were no objectors present. Staff stated the applicant had not resolved the street issues. Staff stated they were requesting this item be deferred to allow the applicant additional time to resolve the street and alleyway abandonment. Staff stated the application would be deferred to the December 19, 2002 Public Hearing. There was no further discussion. The item was placed on the consent agenda for deferral and approved by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The applicant was not present. There were no objectors present. Staff stated the application was originally filed for the May 9, 2002 Public Hearing. Staff stated the application was deferred to the to the June 20, 2002 Public Hearing and then to the August 8, 2002 Public Hearing. Staff stated the applicant was present at the September 19, 2002 Public Hearing and the Commission deferred the item after it was determined the design of the development was directly tied to the street closures being proposed as a part of the development. The item was deferred until the applicant could resolve the street issue. Staff stated the applicant had contacted them and was agreeable for the application to be withdrawn until a new development plan could be conceived. Staff stated at which time the applicant would refile all related applications for the proposed development. Staff presented a recommendation of withdrawal without prejudice to allow the applicant time to resolve the street closure issue and then file the Land Use Plan amendment, the rezoning request and the Street Right -of -Way abandonment applications. There was no further discussion. The application was placed on the consent agenda for withdrawal. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A s -,,,k �(,� � . Item No. 10.1 —American Dream Builders Short -form ED -R Z-7211 Plannina Staff Comments: 1. Provide a certified list of property owners within 200 -feet of the site along with notice form, affidavit executed, and proof of mailing. 2. Indicate the proposed building heights. 3. Any site lighting must be low level and directed away from the residentially zoned property. 4. Provide details of perimeter screening. Will there be any fencing added to the site? If so provide details, material/height/location. 5. Will there be a development sign? If so provide details, height/area/location. 6. Will there be any outside storage? If so provide details and show location. 7. Will there be a dumpster on the site? If so show location along with required screening— 3 sides, 8 -foot opaque screen. 8. Provide a development schedule indicating the approximate date when construction of the Planned Unit Development or stages (provide a phasing plan if applicable) of the Planned Unit Development can be expected to begin and be completed. 9. Be aware the request for closure of streets, alleyways and utility easements is a separate application. This request must be made to the City Board of Directors after which a Public Hearing will be established. The request is approximately a 45 — 60 day process. _ 10. Eliminate the turn around on the east end of the site. 11. Will there be a replat of the lots to combine into one residential lot? 12. Show the driveway as an access and service easement. 13. Provide a 20 -foot separation between the buildings to allow for green spaces and yard areas. 14. Pursue the closure of all requested streets and alleyways prior to staff completing the review of this project. Variance/Waivers: None requested. Public Works: 1. Nix Road is classified on the Master Street Plan as a residential street. Dedicate right-of-way to 30 feet from centerline. 2. Unless closure of the platted but undeveloped Coleman and Farris Streets is accomplished, dedication of right-of-way and construction to Master Street Plan standards will be required. With Building Permit: 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct ono -half street improvements to these streets including 5 -foot sidewalks with planned development. 4. All driveways shall be concrete aprons per City Ordinance. 5. Appropriate handicap ramps will be required per current ADA standards. 6. Plans of all work in right-of-way shah be submitted for approval prior to start of work. 7. A Sketch Grading and Drainage Plan will be required per Sec. 29-186 (e). Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: Need a better copy of the plat showing cross streets. Southwestern Bell: Easement on both sides of 16 -foot drive are needed for telephone access. Page 2 Subdivision Committee Comments American Dream Builders Short -form PD -R Water: Unsure of exact location of this property. If attached is correct, water main extension is required. Also, there is an $600 per acre charge (minimum $200 for less than 1/3 acre) for meter service connections in addition to normal charges. Contact Marie Dugan for additional details at 992-2348. Fire Department: Maintain a 20 -foot drive between buildings. Place fire hydrants per code. Contact Dennis Free at the Little Rock Fire Department for additional information at 918-3752. Coun Planning: No comment received. CATA: No comment received. PIanning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential Development to build four duplex condominiums to be sold under a horizontal property regime. A Land_Use Plan amendment for a change to Multi -Family is a separate item on this agenda (LU02 48-01). Landscape: No comment. Submit 4 copies of the revised site plan (to include additional information as noted above) to staff no later than Wednesday April 24, 2002.