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HomeMy WebLinkAboutZ-7604-A Staff AnalysisFILE NO.: Z - NAME: Homes at Granite Mountain Phase II Long -form PD -R LOCATION: Located on the Northeast corner of Gillam Park Road and Granite Mountain Circle DEVELOPER: Little Rock Housing Authority 100 South Arch Street Little Rock, AR 72201 ENGINEER: McClelland Engineers g00 W. Markham Street Little Rock, AR 72201 ARCHITECT: Fennell & Purifoy Architects 100 Morgan Keegan Drive, Suite 320 Little Rock, AR 72202 AREA: 10.09 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PD -R - Expired FT. NEW STREET: 0 60 Units Senior Multi -family housing 40 Units Senior Multi -family housing VARIANCESNVAIVERS REQUESTED: 1. The placement of a portion of the sidewalk along Granite Mountain Circle within a sidewalk easement. 2. The allowance of the use of existing low stone walls as the required curb. 3. A waiver of the screening requirement along the northern and western perimeters. FILE NO.: Z -7604-A Cont BACKGROUND: Ordinance No. 19,223 adopted by the Little Rock Board of Directors on November 1, 2004, rezoned the site from R-2, Single-family to PD -R to allow the placement of a new senior housing development containing 60 units. The property is the former Booker Homes public housing project in the Granite Mountain Community. The apartments for seniors were to be arranged in fifteen, single -level, four-plexes clustered around a circular access drive. The applicant proposed to pattern the development after the first phase of the Homes at Granite Mountain. The Phase II apartments would be designed to blend into the neighborhood's residential character. There would be individual front doors with porches similar to Phase I and the materials and details were also in character with the existing structures. A community room and office in a separate structure was also approved. The project was never constructed. A. PROPOSAL/REQUEST: The applicant is now proposing to reestablish the previously approved PD -R and allow a modification to the previously approved site plan. The previous approval has expired. The site is proposed with development of forty (40) new units of senior housing. The area proposed for development contains 10.09 acres of land_ As with the previous approval a seventy (70) acre parcel of property located to the north of this site will be maintained as a nature habit, including development of a nature center which incorporates green design and energy efficiency features. B. EXISTING CONDITIONS: The site is vacant and grass covered. To the south of the site are single-family homes and to the north of the site is vacant land owned by the City of Little Rock and leased to Audubon of Arkansas. Further north of the site is a single-family subdivision accessed from Springer Boulevard and East 38th Street. East of the site is the Homes at Granite Mountain Phase I. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Granite Mountain Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -foot radial dedication of right of way is required at the intersection of Gillam Park Road and Granite Mountain Circle. 2 FILE NO.: Z -7604-A {Cont. 2. Sidewalks with appropriate handicap ramps are required to be installed along Granite Mountain Circle in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. 4. Plans for all work in the right of way shall be submitted for approval prior to start of construction. Obtain barricade permits prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 5. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stromwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas department of Environmental Quality prior to the start of construction. 8. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Capacity analysis required. Contact Little Rock Wastewater utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department 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. 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 Capital Investment FILE NO.: Z -7604-A Cont. Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is Tocated on CATA Bus Route #20 — the College Station Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a Planned Residential Development for 40 new homes of senior housing located in duplex units. The request does not require a change to the Land Use Plan. Master Street Plan: Granite Mountain Circle and Gillam Park Road are both Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A 12'/2 foot wide street buffer is required along Granite Mountain Circle and a 25 -foot wide street buffer is required along Gilliam Park Road. Additionally, a 9 -foot wide land use buffer is required along the northern perimeter. 3. 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 northern perimeter of the site. 4. An irrigation system to water landscaped areas will be required. 5. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 4 FILE NO.: Z -7604-A Cont. G. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Gerald Turner of the Little Rock Housing Authority and Tom Fennell of Fennell & Purifoy Architects were present representing the request. Staff stated the site was previously approved as a PD -R for 60 units of elderly housing but the PD -R had expired. Staff stated the current request was to reestablish the PD -R and provide an updated site plan which included only 40 units of elderly housing. Staff stated the development was proposed at 3.96 units per acre. Staff stated the PD -R was to contain common usable opens space as well as private useable open space. Staff requested the areas of openspace be included on the proposed site plan in the general notes section. Public Works comments were addressed. Staff stated a radial dedication of right of way was required at the intersection of Gillam Park Road and Granite Mountain Circle. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the site. Staff stated sidewalks with appropriate handicap ramps would be required with the development of the site. Landscaping comments were addressed. Staff stated a twelve and one-half (121/2) foot wide street buffer was required along Granite Mountain Circle and a twenty-five (25) foot wide street buffer was regUired along Gillam Park Road. Staff stated screening was required along the northern and western perimeters. Staff stated screening could be provided via a six (6) foot fence or wall or dense evergreen plantings. Staff noted irrigation would be required to water landscaped area. 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 site plan addressing the issues raised at the December 22, 2009, Subdivision Committee meeting. The revised site plan indicates radial dedications as required by the Master Street Plan and the Subdivision Ordinance. The applicant has indicated stormwater detention will be provided during the development of the site. The applicant is requesting the placement of a portion of the sidewalk along Granite Mountain Circle within a sidewalk easement. The justification for the request is the existing historic site features (low stone walls), existing trees and the presence of solid rock. The site plan indicates the placement of the sidewalks to best fit the grades and locations to avoid the existing stone walls and to maintain existing trees. 5 FILE NO.: Z -7604-A Cont. The applicant is also requesting to utilize the existing curbs on the abutting streets. The existing curbs are low stone walls and the applicant is requesting these be accepted as standard curb where existing, in lieu of demolition and construction of new curbing. The applicant is requesting a waiver of the required screening along the site's northern and western perimeters. The property abuts a large tract owned by the City and leased to Audubon Arkansas. The applicant has indicated screening in this area is not necessary due to the use of the abutting property. The request also includes a waiver of the requirement for irrigation. The developer has indicated the project will be designed as a "Greenbuild" project and irrigation is not appropriate. The developer has indicated alternative landscaping and the use of drought resistant plantings will be used on the site. A waiver of the irrigation requirement will be sought from the City Beautiful Commission prior to the Board of Directors acting on the request. The project is proposed in two (2) phases with Phase I beginning upon approval of the PD -R request. The second phase will be developed as funding becomes available. The first phase consist of buildings 1 — 10. This will allow the construction of twenty (20) units. The second phase will allow the construction of buildings 11 — 20 and the management building. After right of way dedications the site will contain 10.09 acres for a density of 3.96 units per acre. The buildings are proposed as single story buildings. A total of forty (40) units is proposed. The site will contain twenty (20) one -bedroom units and twenty (20) two-bedroom units. The site plan indicates signage will be limited to a ground mounted masonry sign approximately five (5) feet in height and twelve (12) feet in length. Lettering is proposed on both sides. Approximately twenty-six (26) percent of the site is common useable open space. A note on the site plan states a minimum of five hundred (500) square feet of private usable open space will be provided for each of the units. Staff is supportive of the overall concept of the proposed development and feels the use appropriate for the site. Staff is supportive of the waiver request for the required screening located along the northern and western perimeters. Staff is also supportive of allowing the placement of a portion of the sidewalk located along Granite Mountain Circle within a sidewalk easement. Staff supports the applicant's request to allow the existing low stone walls as the required curb where existing and in good repair. To staff's knowledge there are no outstanding issues associated with the proposed request and staff feels the development of the site as a senior citizen housing development should have minimal impact on adjoining properties. 101 FILE NO.: Z -7604-A Cant. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the waiver request for the required screening along the northern and western perimeters. Staff recommends approval of the applicant's request to allow the existing low stone walls as the required curb where existing and in good repair. Staff recommends approval of allowing the placement of a portion of the sidewalk located along Granite Mountain Circle within a sidewalk easement. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the waiver request for the required screening along the northern and western perimeters. Staff also presented recommendations of approval of the applicant's request to allow the existing low stone walls to be used as the required curb where existing and in good repair and the request to allow the placement of a portion of the sidewalk located along Granite Mountain Circle within a sidewalk easement. Ms. Shelly Ehenger of the Little Rock Housing Authority addressed the Commission on the merits of the request. She stated the Housing Authority had owned the property since 1950 and the site was the former home to the Booker Homes housing development. She stated the Housing Authority had developed 52 homes across the street from this site. She stated the homes were age and income limited. She stated persons had to be 62 years old to live in the development. Mr. Tom Fennell addressed the Commission as the designer of the project. He stated his firm had assisted in the development of the homes across the street and was pleased to continue this phase of new homes. He stated the homes would be green built homes. He stated the homes would be designed energy efficient to limit utility consumption. He stated with the approval of the homes located to the east there was funding left to allow for the placement of stone walls around the existing trees to aid in maintaining these trees. He stated the development would be designed and planted with native plants to limit the need for irrigation on the site. Mr. Mark Hodge addressed the Commission in opposition of the request. He stated he was council for McGeorge Contracting who owned property in the area. He stated his client owned property in the area and the property was used for quarrying and mining. He stated his client had a lawsuit against the City concerning access to their property. He stated the City had placed a gate at the end of Granite Mountain Circle eliminating 7 FILE NO.: Z -7604 - access to their property. He stated the client had met with the City concerning a property exchange. He provided the Commission with a graphic indicating City owned property and McGeorge owned property which were proposed for swap. He stated the swap involved 163 acres of McGeorge property and 144 acres of City owned property. He stated if the swap was approved the argument concerning access would be mute. He stated if the swap was not approved and he was allowed access to his property through Granite Mountain Circle then dump trucks would be traveling through the development. He stated he felt this would be disruptive to elderly residents. He stated the site was located near the Little Rock Airport flight path. He questioned if anyone had contacted the airport to determine if noise would be an issue. Mr. Haskell Dickinson addressed the Commission in opposition of the request. He stated he was President of McGeorge Construction Company. He stated just south of this site his company employed 150 persons and moved 300 trucks per day from the quarrying operation. He stated his firm provided a product at a reasonable price for construction projects in the area. He stated his firm was working with the City on a land swap to allow for mining to be located away from the residential areas. He stated he was concerned the City had denied him access to his property and no one was willing to explain why. Ms. Shelly Ehenger addressed the Commission concerning issues raised. She stated the Housing Authority had prepared an environmental assessment of the site in 2001 with the development of the original homes. She stated the engineering firm was in the process of updating the environmental assessment. She stated one consideration was the Little Rock Airport and flight paths. She stated the Housing Authority had been in contact with the Airport and the flight paths had not changed. Ms. Ehenger stated the Housing Authority was provided with a grant of 2.2 million dollars to develop the site. She stated if the funds were not committed by September the funding would be lost. She stated the Housing Authority was hoping to have the project to bid by June. She stated once the City approved the plan HUD then had to approve the plan. She stated the money was stimulus money so timing was critical. She stated Little Rock Housing Authority was not a party to the lawsuit. Mr. Fennell stated the right of way would be dedicated to the City. He stated there was an access indicated on the plan allowing access to the western property. He stated McGeorge's property was not located adjacent to the western edge of this site. He stated the property adjacent to the site proposed for development by the Housing Authority was owned by the City of Little Rock. There was a lengthy discussion by the Commission, the applicant and the opposition concerning the right of way issue. Deputy City Attorney Cindy Dawson stated the City Attorney had provided the opinion the Commission was here to determine land use and not the right of way issue. She stated the Commission was only providing a recommendation to the Board of Directors and should the item be approved and presented to the Board of Directors if they felt the right of way was a concern they could then defer the item until the issue was resolved. E;' FILE NO.: Z -7604-A Cont.) The Commission questioned where in the process the lawsuit was. Ms. Dawson stated there was a stay at the Court of Appeals and the hearing date was later this month. The Commission questioned if Parks had approved the land swap. Staff stated they had not been involved in discussion concerning the land swap and was not aware of any request on the Board of Directors agenda concerning the matter. The Commission questioned if the streets were public rights of way. Staff stated they did not know if the streets were public or private. Staff stated the issue before the Commission was the appropriateness of elderly housing on the site. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. �07 ITEM NO.: 5. Z -7604-A NAME: Homes at Granite Mountain Phase II Long -form PD -R LOCATION: located on the Northeast corner of Gillam Park Road and Granite Mountain Circle Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 30, 2009. The Office of Planning and Development must receive the proof of notice no later than January 8, 2010. 2. The original approval allowed the development of 60 senior housing units. The current request is to allow 40 senior housing units. The development is proposed with an overall density of 3.6 units per acre. 3. A minimum of ten to fifteen percent of the gross planned residential district areas shall be designated as common usable open space. 4. Single-family, duplex, zero -lot -line and townhouse developments shall have a minimum of five hundred square feet of usable private open space per unit. 5. The site plan provided is not scaleable and does not include dimensioned setbacks. Please provide four (4) copies of a scaleable and dimensioned drawing. VarianceMaivers: None requested. Public Works Conditions: 1. A 20 -foot radial dedication of right of way is required at the intersection of Gillam Park Road and Granite Mountain Circle. 2. Sidewalks with appropriate handicap ramps are required to be installed along Granite Mountain Circle in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right of way prior to occupancy. 4. Plans for all work in the right of way shall be submitted for approval prior to start of construction. Obtain barricade permits prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 5. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stromwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas department of Environmental Quality prior to the start of construction. Item # 5. 8. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Capacity analysis required. Contact Little Rock Wastewater utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department 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. 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 Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Departmeiit: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #20 — the College Station Route. Planning Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a Planned Residential Development for 40 new homes of senior housing located in four-plex units. The request does not require a change to the Land Use Plan. Master Street Plan: Granite Mountain Circle and Gillam Park Road are both Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets Item # 5. have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A 12-1/2 foot wide street buffer is required along Granite Mountain Circle and a 25 - foot wide street buffer is required along Gilliam Park Road. Additionally, a 9 -foot wide land use buffer is required along the northern perimeter. 3. 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 northern perimeter of the site. 4. An irrigation system to water landscaped areas will be required. 5. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 30, 2009. Item # 5.