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HomeMy WebLinkAboutZ-7665 Staff AnalysisJuly 15, 2004 ITEM NO.: 19 FILE NO.: Z-7665 NAME: Rock Haven Addition Short -form PD -R LOCATION: 1000 and 1100 Kirby Road DEVELOPER: Rock Haven Properties 700 East 9th Street - 10M Little Rock, AR 72202 ENGINEER: Development Consultant, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 6.068 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 22 R-2, Single-family Single-family residential -M Single-family residential VARIANCESMAIVERS REQUESTED: Plat Variance - FT. NEVA STREET: 1590 LF 1. A variance to allow a reduced lot area for Lots 4 — 8 and Lots 14 - 24. A. PROPOSAUREQUEST: The proposed development is designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The lots will be minimally sized to accommodate buildable surface areas between 1,500 and 2,450 square feet on each lot. Homes may be built up to two stories in height. The bill of assurance will prescribe minimum and maximum home sizes, as well as controls for architectural quality that will be administered by an architectural review committee. Each buildable area is set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. All July 15, 2004 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-7055 homes will have an enclosed garage that is located at the rear of the structure and entered from the looped drive. Homes will front on the interior common park area. The proposed access to lots is accomplished with a private drive that encircles the property and is within a common access and utility easement area. This easement is a part of the large Lot 1 area, which comprises all of the land not contained within the residential lots. All improvements and land within Lot 1 will be held in common ownership by the property owners association and will also be maintained by the property owners association. The property owners association may also maintain individual lot area landscaping. The applicant has indicated Tract A as a separate parcel containing 1.91 acres, which is located to the south of the proposed PR -D parcel. The applicant has indicated Tract A will be reserved for possible future commercial development. The applicant is requesting a deferral of required street improvements to Kirby Road until the final platting of this lot. The applicant has indicated phasing will be utilized for the development. Phase I will consist of the development of Lots 1 — 12 including all required street improvements and infrastructure. Phase II will consist of the development of Lots 13 — 24 along with all required infrastructure and street improvements. B. EXISTING CONDITIONS: The site is vacant and clearing of underbrush is currently underway. There are residential uses located to the east of the site; both site built and manufactured homes. To the south of the site is a vacant C-1 zoned property. To the west of the site is vacant R-2, Single-family zoned property. Kirby Road is a narrow, unimproved road with open ditches for drainage. Only a portion of the site lies within the City limits. Annexation will be required prior to development. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Kirby Road is classified on the Master Street Plan as a collector street. Dedication of right-of-way to 30 -feet from centerline is shown on the plat as is 2 July 15, 2004 SUBDIVISION ITEM NO.: 19(Cont.)FILE NO.: Z-7665 the required boundary street improvements. 2. Appropriate handicap ramps are required with the sidewalk construction. 3. A grading permit in accordance with Sections 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. 4. Storm water detention ordinance applies to the property. Show the proposed location for storm water detention facilities on the plan. Basins must be located wholly on this property. An existing pond crosses the property line. 5. In accordance with Section 31-207, private streets shall be constructed to the same standards as public streets. Streets must have curb and gutter and provide a minimum 26 -feet width back to back of curb. Provide minimum curve radius of 75 -feet. 6. The curb radius at the entrance must provide a radius sufficient for standard single unit truck to make a full u -turn without lane conflicts. Use standard turn templates. 7. Residential trash pick-up will not be provided on private streets unless a damage waiver is provided by the property owners association and streets are all designated and constructed to standard. 8. No gates would be allowed with the current entrance design. 9. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. If annexed into the City of Little Rock, no pump station will be allowed. A sewer main extension will be required with easements. Contact the 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. A water main extension will be required in order to provide service to this property. Water service is not available to this property without approval of the City of Little Rock. The Little Rock Fire Department will need to approve the fire hydrant locations and vehicular access to all parcels. A Capital Investment Charge based on the size of 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. This 3 July 15, 2004 SUBDIVISION ITEM NO.: 19(Cont.)FILE NO.: Z-7665 development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUESITECH NICAUDESI GN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Single Family for this property. The applicant has applied for a PRD located on the Single Family portion and unnamed future development for Tract A located in the MOC area. The request does not require a change to the Land Use Plan. Master Street Plan: Kirby Road is shown as a Collector on the Master Street and may require dedication of right-of-way and street improvements. Cily Reco nized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Infrastructure goal listed an action statement relevant to this case as: Widen Kirby Road to a 36 -foot 2 -lane road and install curb and gutter. The Residential Development Goal listed two objectives relevant to this case: 1) To create and maintain well planned residential neighborhoods that provides an aesthetically pleasing, unique, healthy, and safe urban living environment and 2) 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. An Action Statement relevant to this case is "Support a continuous progression of intensity from single-family and multi -family in newly developing areas, placing the multi -family as a buffer between single-family and non-residential uses." The Office and Commercial Development Goal listed two action statements relevant: 1) Restrict the overgrowth of commercial development to residential development, and 2) Aggressively use Planned Zoning Districts (PZD's) to influence more neighborhood -friendly and better quality developments. Landsca e: No comment. 0 July 15, 2004 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-7555 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Robert Brown and the owner were present representing the request. Staff stated the proposed development included the construction of twenty-two single- family patio homes on separate lots. Staff noted a portion of the site was not located within the City limits and annexation would be a condition of approval. Staff requested Mr. Brown provide additional information concerning the proposed preliminary plat including the source of title of the landowner. Mr. Brown stated the owner had just closed the property and this information was not readily available but he would furnish the source of title as soon as the deed was returned from the abstract company. Staff requested detailed information concerning any proposed signage. Staff stated typically subdivisions were allowed one subdivision identification sign. Staff also requested information concerning any proposed fencing along with details concerning the height, location and construction material. Public Works comments were addressed. Staff stated the indicated radius did not appear to work for garbage trucks and delivery trucks. Staff requested Mr. Brown study alternatives for access into the site. Mr. Brown stated he would work with staff to minimize their concerns and allow for movement into the site. Staff stated one-half street improvements would be required to Kirby Road. Mr. Brown stated the desire was to phase the street improvements with the proposed phasing of the lots. Staff stated this would be acceptable if the phasing proposed would not cause any traffic conflicts. Wastewater comments were briefly discussed. Mr. Brown stated he would have a conversation with the wastewater department concerning the proposed pump station. He stated sewer would be extended from the south within the next five to ten years at which time the development could abandon the pump station and tie on to the system with a gravity flow line. Mr. Brown stated a possible agreement could be the property owner's association being responsible for maintaining the pump station until the new line was constructed. 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 plan to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the source of title of the landowner and details of the proposed subdivision identification signage. The applicant has indicated four sign locations 5 July 15, 2004 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-7665 with a maximum of six feet in height and thirty-two square feet in area; consistent with subdivision identification signage allowed per the Zoning Ordinance. Typically subdivision are allowed only one identification sign. Staff is supportive of the placement of decorative walls in the indicated locations and identification of the subdivision only in one location. The applicant has also redesigned the entrance to the proposed subdivision consistent with staff request. The applicant has indicated two entrance drives located on the north and south property lines. The drives are proposed as twenty-four feet, which would allow for two-way traffic. The applicant has addressed staffs concerns by allowing a sufficient radius at the entrance to allow for access to the site by City vehicles. Staff is supportive of the concept of the proposed development. The applicant has indicated the proposed development is designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The site plan also indicates the lots will be minimally sized to accommodate buildable surface areas (between 1,500 and 2,450 square feet) on each lot. The site plan indicates a maximum building height of 35 -feet and the homes will be maximum of two stories. Each buildable area is set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. The applicant is also requesting a three foot area on the side yard for the placement of fireplace and window projections. The applicant has indicated a zero lot line development. Per the Subdivision Ordinance, the applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for the purposed of delineating the maximum buildable area of each lot and the zero lot line yard has been specified. The proposed development will require a variance to allow a reduced lot area for Lots 4 — 8 and Lots 14 — 24. The typical minimum lot area for a zero lot line development is 4000 square feet. Staff is supportive of this request. Staff feels the proposed design concept and the reduced areas will not have any adverse impact on adjoining properties or neighborhoods. The applicant has indicated Tract B as a separate parcel containing 1.91 acres. The applicant has indicated Tract B will be reserved for possible future commercial development. The applicant is requesting a deferral of required street improvements to Kirby Road until development occurs. The applicant has indicated phasing will be utilized for the development. Phase I will consist of the development of Lots 1 — 13 and Tract A including all required street improvements to Kirby Road and required infrastructure for the Phase I A July 15, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7555 portion of the development, Phase II will consist of the development of Lots 14 — 24 along with all required infrastructure. The applicant has indicated annexation will be sought from the County and City if the proposed development is approved. The applicant has also indicated an agreement with the wastewater utility has been reached concerning the proposed connection to the City sewer system. The property owners association will maintain a pump station for the proposed development until access to a line located to the south is secured. The applicant has indicated there is not an. active Bill of Assurance for the proposed site. 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 requested variance to allow a reduced lot area. PLANNING COMMISSION ACTION: (JULY 15., 2004) Mr. Robert Brown of DCI Engineers and Planners was present. There were no 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 above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced lot area and the applicant's proposed signage plan. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. rl FILE NO.: Z-7665 NAME: Rock Haven Addition Short -form PD -R LOCATION: 1000 and 1100 Kirby Road DEVELOPER: Rock Haven Properties 700 East 9th Street - 10M Little Rock, AR 72202 ENGINEER: Development Consultant, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 6.068 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 22 R-2, Single-family Single-family residential -m Single-family residential VARIAN CESMAIVERS REQUESTED: Plat Variance - FT. NEW STREET: 1590 LF 1. A variance to allow a reduced lot area for Lots 4 — 8 and Lots 14 - 24. A. PROPOSAUREQUEST: The proposed development is designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The lots will be minimally sized to accommodate buildable surface areas between 1,500 and 2,450 square feet on each lot. Homes may be built up to two stories in height. The bill of assurance will prescribe minimum and maximum home sizes, as well as controls for architectural quality that will be administered by an architectural review committee. Each buildable area is set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. All FILE NO.: Z-7665 (Cont.) homes will have an enclosed garage that is located at the rear of the structure and entered from the looped drive. Homes will front on the interior common park area. The proposed access to lots is accomplished with a private drive that encircles the property and is within a common access and utility easement area. This easement is a part of the large Lot 1 area, which comprises all of the land not contained within the residential lots. All improvements and land within Lot 1 will be held in common ownership by the property owners association and will also be maintained by the property owners association. The property owners association may also maintain individual lot area landscaping. The applicant has indicated Tract A as a separate parcel containing 1.91 acres, which is located to the south of the proposed PR -D parcel. The applicant has indicated Tract A will be reserved for possible future commercial development. The applicant is requesting a deferral of required street improvements to Kirby Road until the final platting of this lot. The applicant has indicated phasing will be utilized for the development. Phase I will consist of the development of Lots 1 — 12 including all required street improvements and infrastructure. Phase II will consist of the development of Lots 13 — 24 along with all required infrastructure and street improvements. B. EXISTING CONDITIONS: The site is vacant and clearing of underbrush is currently underway. There are residential uses located to the east of the site; both site built and manufactured homes. To the south of the site is a vacant C-1 zoned property. To the west of the site is vacant R-2, Single-family zoned property. Kirby Road is a narrow, unimproved road with open ditches for drainage. Only a portion of the site lies within the City limits. Annexation will be required prior to development. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Kirby Road is classified on the Master Street Plan as a collector street. Dedication of right-of-way to 30 -feet from centerline is shown on the plat as is the required boundary street improvements. 2. Appropriate handicap ramps are required with the sidewalk construction. K FILE NO.: Z-7665 Cont.) 3. A grading permit in accordance with Sections 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. 4. Storm water detention ordinance applies to the property. Show the proposed location for storm water detention facilities on the plan. Basins must be located wholly on this property. An existing pond crosses the property line. 5. In accordance with Section 31-207, private streets shall be constructed to the same standards as public streets. Streets must have curb and gutter and provide a minimum 26 -feet width back to back of curb. Provide minimum curve radius of 75 -feet. 6. The curb radius at the entrance must provide a radius sufficient for standard single unit truck to make a full u -turn without lane conflicts. Use standard tum templates. 7. Residential trash pick-up will not be provided on private streets unless a damage waiver is provided by the property owners association and streets are all designated and constructed to standard. 8. No gates would be allowed with the current entrance design. 9. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. If annexed into the City of Little Rock, no pump station will be allowed. A sewer main extension will be required with easements. Contact the 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. A water main extension will be required in order to provide service to this property. Water service is not available to this property without approval of the City of Little Rock. The Little Rock Fire Department will need to approve the fire hydrant locations and vehicular access to all parcels. A Capital Investment Charge based on the size of 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. 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. This development will have minor impact on the existing water 3 FILE NO.: Z-7665 Cont. distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Single Family for this property. The applicant has applied for a PRD located on the Single Family portion and unnamed future development for Tract A located in the MOC area. The request does not require a change to the Land Use Plan. Master Street Plan: Kirby Road is shown as a Collector on the Master Street and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Infrastructure goal listed an action statement relevant to this case as: Widen Kirby Road to a 36 -foot 2 -lane road and install curb and gutter. The Residential Development Goal listed two objectives relevant to this case: 1) To create and maintain well planned residential neighborhoods that provides an aesthetically pleasing, unique, healthy, and safe urban living environment and 2) 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. An Action Statement relevant to this case is "Support a continuous progression of intensity from single-family and multi -family in newly developing areas, placing the multi -family as a buffer between single. -family and non-residential uses." The Office and Commercial Development Goal listed two action statements relevant: 1) Restrict the overgrowth of commercial development to residential development, and 2) Aggressively use Planned Zoning Districts (PZD's) to influence more neighborhood -friendly and better quality developments. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Robert Brown and the owner were present representing the request. Staff stated the proposed development included the construction of twenty-two single - 4 FILE NO.: Z-7565 Cont. family patio homes on separate lots. Staff noted a portion of the site was not located within the City limits and annexation would be a condition of approval. Staff requested Mr. Brown provide additional information concerning the proposed preliminary plat including the source of title of the landowner. Mr. Brown stated the owner had just closed the property and this information was not readily available but he would furnish the source of title as soon as the deed was returned from the abstract company. Staff requested detailed information concerning any proposed signage. Staff stated typically subdivisions were allowed one subdivision identification sign. Staff also requested information concerning any proposed fencing along with details concerning the height, location and construction material. Public Works comments were addressed. Staff stated the indicated radius did not appear to work for garbage trucks and delivery trucks. Staff requested Mr. Brown study alternatives for access into the site. Mr. Brown stated he would work with staff to minimize their concerns and allow for movement into the site. Staff stated one-half street improvements would be required to Kirby Road. Mr. Brown stated the desire was to phase the street improvements with the proposed phasing of the lots. Staff stated this would be acceptable if the phasing proposed would not cause any traffic conflicts. Wastewater comments were briefly discussed. Mr. Brown stated he would have a conversation with the wastewater department concerning the proposed pump station. He stated sewer would be extended from the south within the next five to ten years at which time the development could abandon the pump station and tie on to the system with a gravity flow line. Mr. Brown stated a possible agreement could be the property owner's association being responsible for maintaining the pump station until the new line was constructed. 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 plan to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the source of title of the landowner and details of the proposed subdivision identification signage. The applicant has indicated four sign locations with a maximum of six feet in height and thirty-two square feet in area; consistent with subdivision identification signage allowed per the Zoning Ordinance. Typically subdivision are allowed only one identification sign. Staff is supportive of the placement of decorative walls in the indicated locations and identification of the subdivision only in one location. The applicant has also redesigned the entrance to the proposed subdivision consistent with staff request. The applicant has indicated two entrance drives 5 FILE NO.: Z-7665 (Cont located on the north and south property lines. The drives are proposed as twenty-four feet, which would allow for two-way traffic. The applicant has addressed staff s concerns by allowing a sufficient radius at the entrance to allow for access to the site by City vehicles. Staff is supportive of the concept of the proposed development. The applicant has indicated the proposed development is designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The site plan also indicates the lots will be minimally sized to accommodate buildable surface areas (between 1,500 and 2,450 square feet) on each lot. The site plan indicates a maximum building height of 35 -feet and the homes will be maximum of two stories. Each buildable area is set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. The applicant is also requesting a three foot area on the side yard for the placement of fireplace and window projections. The applicant has indicated a zero lot line development. Per the Subdivision Ordinance, the applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for the purposed of delineating the maximum buildable area of each lot and the zero lot line yard has been specified. The proposed development will require a variance to allow a reduced lot area for Lots 4 — 8 and Lots 14 — 24. The typical minimum lot area for a zero lot line development is 4000 square feet. Staff is supportive of this request. Staff feels the proposed design concept and the reduced areas will not have any adverse impact on adjoining properties or neighborhoods. The applicant has indicated Tract B as a separate parcel containing 1.91 acres. The applicant has indicated Tract B will be reserved for possible future commercial development. The applicant is requesting a deferral of required street improvements to Kirby Road until development occurs. The applicant has indicated phasing will be utilized for the development. Phase I will consist of the development of Lots 1 — 13 and Tract A including all required street improvements to Kirby Road and required infrastructure for the Phase I portion of the development, Phase 11 will consist of the development of Lots 14 — 24 along with all required infrastructure. The applicant has indicated annexation will be sought from the County and City if the proposed development is approved. The applicant has also indicated an agreement with the wastewater utility has been reached concerning the proposed connection to the City sewer system. The property owners association will maintain a pump station for the proposed development until access to a line located to the south is secured. A ILE NO.: Z-7665 (Cont. The applicant has indicated there is not an active Bill of Assurance for the proposed site. 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 requested variance to allow a reduced lot area. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Robert Brown of DCI Engineers and Planners was present. There were no 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 above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced lot area and the applicant's proposed signage plan. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. FA