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HomeMy WebLinkAboutZ-7563-A Staff AnalysisApril 14, 2005 ITEM NO.: 1.1 FILE NO.: Z -7563-A NAME: University Park Short -form PD -R LOCATION: 715 North University Avenue DEVELOPER: University Park LLC 20 Hunters Green Circle Little Rock, AR 72211 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 1.74 Acres NUMBER OF LOTS: 1 FT, NEW STREET: 0 CURRENT ZONING: R-5, Urban Residential District ALLOWED USES: High Density Residential Units of not more than 36 -units per acre PROPOSED ZONING: PD -R PROPOSED USE: Multi -family Condominium Development with a portion of the development being held for office development VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed a request to rezone the site from R-5, Urban Residential District to POD at their April 8, 2004, Public Hearing. The applicant proposed the placement of a two-story office building consisting of 18,000 square feet of general and professional office uses with provisions for some light commercial uses should they fit with office occupancy. The proposed site plan included fifty-nine on-site parking spaces. April 14, 2005 ITEM NO.: 1.1 (Cont.) FILE NO.: Z -7563-A The applicant requested allowance of 25 percent of the gross floor area (4,500 square feet) to be utilized by the following listed uses: Barber/Beauty Shop, Book and Stationary Store, Drugstore, Florist, Optic Shop, Clothing, Hobby Shop, Jewelry, or Tailor Shop. Included in the filing was a petition for abandonment of Grant Street and "G" Street. Grant Street was not previously constructed and ends at the intersection of "F" Street. The applicant proposed an extension of Grant Street approximately 120 feet from "F" Street to the property line creating adequate turn around in the parking lot for emergency vehicles. The applicant amended his request at the April 8, 2004, Public Hearing to remove the connection of Grant Street from "F" Street into the development. Access to the development was to only be provided from University Avenue. The applicant withdrew his request for rezoning prior to Board of Directors action at their July 22, 2004, Public Hearing. , A. PROPOSAL/REQUEST: This applicant now proposes to develop this site as a condominium complex. The project consists of 1.74 acres of land on the East side of University Avenue. The project has forty-four condominium homes along with a clubhouse/workout area. The property has 20 -1 bedroom units in three different floor plans and 18 - 2 bedroom units with three floor plans and 6 - 3 bedroom units. The applicant has indicated there is room for a few garages, along with covered parking and storage areas for all the residents under the proposed parking deck. The applicant has also indicated a portion of the site will be utilized as office space for general and professional office uses. The applicant is requesting to abandon Grant Street inside the property boundary and G Street where it abuts the property. The applicant has indicated the exterior of the homes will be constructed with 100 percent brick and with long lasting vinyl trim. Windows and patio doors are vinyl with insulated glass. A full insulation package will include R-30 in ceilings, R-13 in exterior walls and R-11 between the units. The roof is proposed as shingles with a twenty-year guarantee. The proposal also includes interior amenities to include nine -foot ceilings, crown mold, marble vanities, spa tubs, the entrances and elevators along with many other quality interior and outdoor amenities. 2 April 14, 2005 ITEM NO.: 1.1 Cont. FILE NO.: Z -7563-A The applicant has indicated the clubhouse will be constructed in a later phase. Amenities within the clubhouse pool facility include a business center in addition to fitness equipment. A color copier and a fax machine will be included within the business center along with a meeting room. B. EXISTING CONDITIONS: The property now consists of twelve residentially zoned lots in Blocks 9 and 10 of the Lincoln Park Subdivision and a portion of Grant Street, which has never been constructed. The property is bounded by University Avenue to the west, "G" Street (not constructed) to the north, a closed alley to the east, and a dwelling and small office building to the south. Steep grades to the east and north lead down to a drainage canal. University Avenue is constructed with a median without a break at this location. An abandoned house with a stone exterior currently sits on the site. There is not an existing driveway location on University Avenue accessing the site. Frontage along University Avenue is predominantly occupied by office and commercial uses, with a few remaining single-family dwellings. To the east of the site are residential uses adjacent to the drainage canal. Other uses in the area include the Catholic Boys School a strip retail center and a public library. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents Neighborhood Association, Evergreen Neighborhood Association, all owners of property located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. The previous land owner placed and un -authorized fill in the regulated floodway of Coleman Creek. A large portion of the site is within the mapped floodway and floodplain. Show the regulated floodway on the site plan. Fill must be removed from the floodway, or a letter of map revision obtained from FEMA. 4. All fill slopes must conform to the land alteration ordinance. Slopes must be at 3:1 or terraced with erosion protection. For architectural stone facing, wall up to 15' high with 10' bench is acceptable. Provide a grading and drainage plan showing improvements. 5. A special Grading Permit for Flood Hazard Areas will be required per 3 April 14, 2005 ITEM NO.: 1.1(Cont.)FILE NO.: Z -7563-A Section 8-283 prior to any construction. Approval from the Little Rock District of the Corps of Engineers may also be required. 6. Sidewalks with appropriate handicap ramps are required on University in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Contact Traffic Engineering 379-1800 for requirements on driveway construction and any frontage improvements. 7. All driveways shall be concrete aprons per City Ordinance. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. The minimum Finish Floor elevation based on FEMA flood study is required to be shown on plat and grading plans. 10. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on the site. Revise plans to show sewer mains and existing easements. No construction will be allowed within the sewer easements unless sewer main is relocated at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. 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 before service is resumed. The Little Rock Fire Department needs to evaluate this site to determine the location of public and/or private fire hydrant(s) that will be required. A water main extension and additional fire hydrant(s) will be installed at the Developer's expense. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Maintain a 20 -foot access and a 20 -foot wide gate opening on the south and west sides of the development. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 2 April 14, 2005 ITEM NO.: 1.1 Cont. FILE NO.: Z -7563-A County Planning: No comment. CATA: The site is located near the University Avenue Bus Route (#21) and the Rodney Parham Bus Route (#8). F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a PRD (Planned Residential Development) for 44 condominiums and an unspecified office use on 1.74 acres of land. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (File No. LU05-04-01). Master Street Plan: University Avenue is shown as a Principal Arterial on the Master Street Plan with special design standards south of the site between Lee and Markham Streets, which indicate a 100 -foot right of way. Adjacent to the site University Avenue has a median separating northbound and southbound traffic. Southbound University Avenue traffic will not access this site directly, nor will traffic be able to leave this site in the southbound University Avenue direction. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue since it is a Principal Arterial. Additional improvements and right of way may be required for acceleration and deceleration lanes since this section of University Avenue has a significant hill. Bicycle Plan: A Class III Bikeway is shown on H Street north of the site. A Class III Bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. This Bikeway will not be affected by this project. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. Landscape: The on-site street buffer along North University Avenue should have an average width of 15 feet. At no point should this width be less than 7 Y2 feet. The width of the land use buffer along the southern perimeter where adjacent to residential property should average at least 9 Y2 feet. 5 April 14, 2005 ITEM NO.: 1.1 (Cont.) _ FILE NO.: Z -7563-A The eastern land use buffer width should average 15 -feet in width. The plan submitted is not always clear concerning landscape and buffer widths. A total of six percent of the interior of the vehicular use areas must be landscaped with interior islands of at least 112 square feet in area and 5.6 feet in width. A small amount of building landscaping between public parking areas and the building is required. There is considerable flexibility with this requirement. All of these requirements take into account the reductions allowed within the designated mature area of the city. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and southern perimeters where adjacent to residential properties. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff stated the proposed development included construction of a condominium development with a portion of the site utilized as office space. Staff requested the applicant provide additional information concerning the location of the non-residential and the total square footage designated as non-residential. Public Works comments were addressed. Staff stated a portion of the site was located in the floodway. Staff stated a previous owner had filled illegally in the floodway and prior to approval the fill from this area should be removed. Staff also stated details of the proposed terracing along the eastern property line would be required. Staff noted with a previous application the property owner to the east had requested plantings on the benches to break the massing of the wall. Staff requested a grading plan and cross section to ensure compliance with existing ordinances. Landscaping comments were addressed. Staff stated screening would be required adjacent to single-family zoned or used property. Staff stated the southern buffer should average 9 '/ feet and the eastern buffer should average 15 -feet. Staff noted interior vehicular use areas should be landscaped with interior islands of at least 112 square feet in area. There was a general discussion concerning access to the site. The applicant indicated access to the site would be from University Avenue with an emergency access provided from Grant Street to the south. Staff questioned if the applicant had contacted the property owner to the south of the proposed development. 0 April 14, 2005 ITEM NO.: 1.1 (Cont. FILE NO.: Z -7563-A The applicant stated he had not contacted the property owner to the south of the site to apprise him of the proposed development plans. Staff encouraged the applicant to contact the property owner in the near future to discuss with him the proposed development and access to the site. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 site plan to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated no more than 10,000 square feet would be utilized as general and professional office space. This would leave approximately 30,000 square feet for residential units. The applicant has indicated the site will contain a total of 44 units. The site plan indicates 20- 1 bedroom 1 bath, 16- 2 bedroom 2 bath and 8- 3 bedroom 2 Y2 baths. The office uses will be contained within the same footprint as the residential units. The applicant has indicated the offices uses will be limited to Buildings 1 and 2. Buildings three and four are two and three story buildings with parking on the bottom floor and residential on the remaining floors. Buildings one and two are two story buildings with residential and office. The applicant has indicated 78 parking spaces. The site plan includes 21 open air spaces, six handicapped spaces and 51 under deck spaces. The office portion of the proposed development would typically require 25 parking spaces and the residential portion would 49 parking spaces or a total of 74 parking spaces. The indicated parking is adequate to meet the typical minimum parking requirement for the indicated uses. The applicant has indicated a single -ground mounted sign will be installed along University Avenue. The applicant has indicated the sign will be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated potential office users and the residential development will share the proposed sign. The applicant has also indicated a small plaque will be added to the units housing the potential office users. The applicant has indicated the signage will be no more than ten percent of the unit's fagade area. Staff is supportive of the applicant's indicated signage plan. The applicant has indicated screening will be installed adjacent to properties zoned or used as residential. The applicant has also indicated landscaping will be added to the interior of the site consistent with ordinance requirements. 7 April 14, 2005 ITEM NO.: 1.1 Cont. FILE NO.: Z -7553-A The applicant has indicated the fill located within the floodway will be removed prior to development. The applicant has also indicated retaining walls, consistent with ordinance requirement with regard to height and landscaping, will be added to stabilize the site. The applicant has indicated a detailed grading plan will be provided to staff prior to development. The applicant is requesting the closure of Grant Street and G Street within the proposed development. Both streets were indicated as right-of-way when the area was final platted but were never constructed. The applicant has indicated an emergency access gate entering the site from Grant Street to the south but is not proposing to access the site from the south. The applicant has indicated the development will not be a gated development and is proposing only one entrance, from University Avenue. Staff is supportive of the proposed development. The applicant has indicated the development of the site as a condominium complex with limited office uses. The applicant has indicated parking sufficient to meet the minimum parking required for the indicated uses. To staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels if the development is constructed as proposed there should be minimal impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions: 1. Compliance with the conditions outlined in paragraphs D, E and F of the above report. 2. The 10,000 square feet of general and professional office uses are to be located in Buildings I and II. Staff recommends approval of the requested abandonment of "G" Street where abutting the site and Grant Street within the site. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had filed to notify property owners as required by the Planning Commission By-laws. Staff presented a recommendation the item be deferred to the March 17, 2005, Public Hearing. There was no further discussion of the item. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 April 14, 2005 ITEM NO.: 1.1 (Cont. PLANNING COMMISSION ACTION. FILE NO.: Z-7 (MARCH 17, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item requesting a deferral of the item to the April 14, 2005, Public Hearing. Staff stated there were unresolved issues related to the request and requested additional time to resolve the issues. There was no further discussion of the item. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The previously executed affidavit has expired and the owner no longer has authority to request a rezoning of the property. Staff recommends this item be withdrawn from consideration without prejudice. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was present representing the request. There were no registered objectors present. Staff stated the previously executed affidavit has expired and the applicant no longer had authority to request a rezoning of the property. Staff presented a recommendation the item be withdrawn from consideration without prejudice. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 9