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HomeMy WebLinkAboutZ-7211-A Staff AnalysisJanuary 5, 2006 ITEM NO.: 9 FILE NO.: Z -7211-A NAME: Dream Builders Short -form PD -R LOCATION: On the Northeast corner of Coleman Road and Nix Road DEVELOPER.- Dream EVELOPER: Dream Builders 18 Misty Court Little Rock, AR ENGINEER: Carter Burgess 10809 Executive Center, Suite 204 Little Rock, AR 72211 AREA: 0.64 Acre CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 4 R-2, Single-family Single-family residential -M FT. NEW STREET: 0 Single-family detached housing VARIANCES/WAIVERS REQUESTED: A request for a waiver of the Master Street Plan requirement for right-of-way dedication and street construction to Farris Street and Coleman Avenue and a waiver of the required right-of-way dedication for an alley located within the development. BACKGROUND: An application for development of this site was withdrawn from consideration at the Little Rock Planning Commission's December 19, 2002, public hearing. The proposal included the development of four buildings containing two -units of condominium housing in each building. The applicant proposed the units to be two story units and each unit was to have an attached garage. The future sale of the units would be through a horizontal property regime. Each of the units was to contain between 1400 — 1526 square feet and were to be 3 bedroom, 2.5 baths units with a two -car garage. Access for all the units was to be from Nix Road through a single driveway. January 5, 2006 SUBDIVISION ITEM NO.: 9 (Cont.)FILE NO.- Z -7211-A The applicant proposed the right-of-way abandonment for Farris Street and Coleman Avenue as a part of the application request and the abandonment of an undeveloped alley located within the development. The adjacent property owners were not agreeable to the abandonment of the right-of-way causing the applicant to withdraw the request. A. PROPOSAL/REQUEST: The developer is now proposing to develop these four previously platted lots with four single-family homes. The proposal indicates the homes will share a common access drive from Nix Road and will be constructed facing a common courtyard. The applicant has indicated the homes will be two story homes with an attached garage for each of the units. A request for a waiver of the Master Street Plan requirement for right-of-way dedication and street construction to Coleman Avenue and Farris Street is being sought with this application request. The applicant is also requesting a waiver of the required right-of-way dedication for an alley located within the development. According to the applicant there is not a Bill of Assurance in effect for the site. B. EXISTING CONDITIONS: The site is vacant and tree covered 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, Single-family, as is the majority of the property around the site. There is a cellular tower located to the north of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site along with the Parkway Place Property Owners Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Nix Road, Coleman Avenue, and Farris Street are classified on the Master Street Plan as residential streets. A dedication of right-of-way 25 feet from centerline will be required. 2. A 20 -foot radial dedication of right-of-way is required at the intersections of Nix Road and Coleman Avenue and Coleman Avenue and Farris Street. 3. Dedication of right-of-way is required to 10.5 feet from centerline of alley for a total dedication of 21 feet. 0a January 5, 2006 SUBDIVISION ITEM NO.: 9 Cont.) FILE NO.: Z -7211-A 4. With site development, provide design of Nix Road, Coleman Avenue, and Farris Street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. Curb should be constructed on one side of Coleman Avenue and Farris Street with 20 feet of asphalt or petition to close Coleman Avenue and Farris Street. 5. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 8. All driveways shall be concrete aprons and be constructed to City Ordinance. 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 Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges will apply to all meter connections. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 3 January 5, 2006 SUBDIVISION ITEM NO.: 9 Cont_ FILE NO.: Z -7211-A F G County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUESTrECHN ICAUDESIGN: Planninq 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 District - Residential for four single-family homes. The request does not require a change to the Land Use Plan. Master Street Plan: Both Coleman streets on the Master Street Plan and may require street improvements. T provide access to adjacent properties. Street and Nix Road are shown as Local may require dedication of right-of-way and ie primary function of a Local Street is to Bicycle Plan_ There is not a bike routes shown on the plan in this immediate vicinity. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The residential goal states: "Ensure that future developments of existing undeveloped land meet neo- traditional design standards, including the placement of neighborhood passive green space and community services within developing neighborhoods." These houses are placed on the original platted lots in an old subdivision with fifty -foot frontage, therefore, they are the scale lots of neo -traditional neighborhoods. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present representing the request. Staff presented an overview or the proposed development indicating the applicant was requesting a waiver of the required street construction to Farris Street and Coleman Avenue. Staff stated there were additional items necessary to complete the review process with regard to building materials, square footage of the homes and maintenance of the indicated shared drive. Staff also requested details of any proposed fencing to be located on the site. Public Works comments were addressed. Staff stated they were not supportive of the requested waiver of the required street construction to Farris Street and Coleman Avenue. Staff stated they felt the streets should be constructed with the proposed development. Staff also stated the indicated driveway should be 4 January 5, 2006 SUBDIVISIO ITEM NO.: 9 (Cont. FILE NO.: Z -7211-A constructed to Master Street Plan standard or a minimum access easement width of 45 -feet with 24 -feet of paving. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter addressing most of staffs concerns raised at the December 8, 2005, Subdivision Committee meeting. The applicant is proposing the construction of four (4) single-family homes on four (4) previously platted lots. The site plan includes the placement of a single twenty (20) foot driveway to serve the new homes and it will be maintained as a common access and utility easement. The site plan indicates a dedication of right-of-way per the Master Street Plan requirement along Nix Road. The request includes a waiver of the right-of-way dedication and the required street construction for Coleman Avenue and Farris Street. The revised cover letter also indicates a waiver request of the right-of-way dedication of the alley located within the proposed development. The homes are proposed as two story homes with a total of 1,785 square feet of heated and cooled space and an additional 528 square feet will be contained within a two -car garage. The homes are proposed as three bedroom homes with two full baths and one half bath. The overall dimensions of the homes are 26'1" by 80'2". The amenities of the homes include a fireplace, a first floor laundry room, and kitchen with breakfast nook along with porches and balconies. The homes will have a front loading garage. The homes are indicated with a front building line of 27 -feet along Nix Road and 35 -feet from Farris Street. The site plan includes the placement of five (5) foot side yard setbacks for the homes abutting Coleman Avenue and along the northern perimeter of the site. The site includes a previously platted 15 -foot alley located within the development. The homes have been set at five (5) feet from the alleyway. The development does not contain any common open space. Each of the units will contain private terraces and front yard landscaped areas and the homes will front to a centralized courtyard to allow a social space. The units are proposed as brick, brick and wood, brick and siding or stucco. Fencing is not being proposed however; the request includes the ability to place a six-foot wood fence along the northern and southern property lines as well as internal fencing to separate the private spaces from the common courtyard. The internal fencing is proposed as wood or wrought iron fencing. 5 January 5, 2006 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-721 1-A The applicant is requesting a waiver of the required right-of-way dedication and a waiver of the required street construction to Coleman Avenue and Farris Street and a waiver of the required right-of-way dedication to an alley located within the development. Staff recommends the roadways be constructed or the right-of- way be abandoned. The applicant has contacted the adjoining property owners, who have not indicated support of the abandonment. With the dedication of right-of-way and the street construction, the development potential of the lots abutting Coleman Avenue is greatly reduced according to the applicant. The lots are a part of a "paper plat", which was created in the early 1900's. Historically, staff has allowed these previously platted lots to develop with no new infrastructure being required if the lots abutted a previously constructed roadway and had access to water and sewer. Staff has however, required street construction when lots abutted a roadway that has not been constructed requiring right-of-way dedication and street construction to Master Street Plan requirements. Although staff is supportive of the proposed development of four (44) new homes on the site, staff is not supportive of the requested waiver of the Master Street Plan requirements for right-of-way dedication and street construction. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Staff stated the applicant was requesting a waiver of the required street construction to Coleman and Farris Roads. Staff stated with the development of the lots legal and physical access was to be provided. Mr. Rebecca Chandler -Fisher addressed the Commission on the merits of her request. She provided the Commission with photos of area streets and developed areas with streets less than the current standard. She stated Farris Street did not connect and was not constructed to the north or south of the site. She also stated Coleman Street was constructed east of the site but not to any City standard. She stated with the development of the proposed subdivision there would be reinvestment into the area and the proposed development would add four new homes to the housing stock of the City. The Commission questioned the provided photos and why streets were not required to be constructed to City standard. Staff stated the lots being developed were a part of an n January 5, 2006 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-721 1-A old paper plat and street construction was not required on previously platted lots. Staff stated they felt the improvements necessary for the development of the area. Staff stated as additional lots in the area developed there would be a greater need for the roadways in the area. There was a general discussion concerning the proposed development and the required street construction. The Commission indicated to the applicant a waiver was difficult to obtain from the City Board of Directors. The Commission questioned if the develop was able to build on any of the lots. Staff stated the developer could build on the two lots abutting Nix Road. A motion was made to approve the request as filed. The motion failed by a vote of 2 ayes, 8 noes and 1 absent. 7 ITEM NO.: 9 Z -7211-A NAME: Dream Builders Short -form PD -R LOCATION: on the Northeast corner of Coleman Road and Nix Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of the proposed construction materials. 3. Will the homes be constructed as owner occupied units? Are the homes to be for future sale? 4. Provide the total square footage proposed for each of the homes and the estimated sales price. 5. Provide details of the maintenance of the indicated drive. 6. Provide details of any proposed fencing including height/location and construction materials. 7. Provide details of the proposed garbage collection. 8. Provide the total building height of each of the proposed units. Variance/Waivers: A request for a waiver of the Master Street Plan requirement for street construction to Farris Road and Coleman Road. Public Works Conditions: 1. Nix Road, Coleman Road, and Farris Road are classified on the Master Street Plan as residential streets. A dedication of right-of-way 25 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersections of Nix Road and Coleman Road and Coleman Road and Farris Road. 3. Dedication of right-of-way is required to 10.5 feet from centerline of alley for a total dedication of 21 feet. 4. With site development, provide design of Nix, Coleman, and Farris Roads conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. Curb should be constructed on one side of Coleman Road and Farris Road with 20 feet of asphalt or petition to close Coleman Road and Farris Road. 5. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1817 (Derrick Bergfield) for more information. 8. All driveways shall be concrete aprons and be constructed to City Ordinance. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges will apply to all meter connections. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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 Deartment: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 14, 2005.