Loading...
HomeMy WebLinkAboutZ-7665-A Staff AnalysisFILE NO.: Z -7665-A NAME: Rock Haven Revised Short -form PD -R LOCATION: Located at 1000 Kirby Road DEVELOPER: Rock Haven Properties 700 East 9th Street 10M Little Rock, AR 72202 FNGINFFR- Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 4.158 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 22 Single-family residential Revised PD -R FT. NEW STREET: 1590 LF PROPOSED USE: Single-family residential—the allowance of an RV to locate on the site to serve as a security/sales office for the proposed development. VARIAN C ESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed this request at their July 15, 2004, Public Hearing and forwarded a recommendation of approval to the Board of Directors. Ordinance No. 19,164 adopted by the Little Rock Board of Directors on August 17, 2004, established the Rock Haven Short -form PD -R. The proposed development was designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The lots were to be minimally sized to accommodate buildable surface areas between 1500 and 2450 square feet on each lot. Homes were proposed with a two-story height maximum. The bill of assurance was indicated to FILE NO.: Z-7665-A(Cont.) prescribe minimum and maximum home sizes, as well as controls for architectural quality that would be administered by an architectural review committee. Each buildable area was 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 homes would have enclosed garages located at the rear of the structure and entered from the looped drive. Homes would front on the interior common park area. The proposed access to lots was accomplished with a private drive that encircled the property and was within a common access and utility easement area. This easement was proposed as a part of the large Lot 1 area, which comprised all of the land not contained within the residential lots. All improvements and land within Lot 1 would be held in common ownership by the property owners association and would also be maintained by the property owners association. The property owners association would also maintain individual lot area landscaping. The applicant indicated Tract A as a separate parcel containing 1.91 acres. The applicant indicated Tract A would be reserved for future development. The applicant requested a deferral of required street improvements to Kirby Road until development occurred for proposed Tract A. The applicant indicated phasing would be utilized for the development. Phase I was to consist of the development of Lots 1-11 including all required street improvements and infrastructure. Phase II would consist of the completion of the access easement located within Lot 1 and Lots 12-22. A. PROPOSAUREQUEST: The applicant is now requesting an amendment to the previously approved PRD for the new subdivision to allow the use of an RV as a temporary sales, construction management and security office on the construction site. The applicants cover letter states soon after purchasing the land, there were multiple cases of trash and limb debris dumping on the land, along with thefts on the site and an adjacent residence. The applicant states they explored various security solutions and ultimately determined to locate temporarily on the site. The applicant states this would allow them to monitor and manage the construction progress most effectively. The applicant states the sooner they complete their objective—unique, quaint neighborhood and park—the better for the area. The applicant also states they foresee the need to conduct sales of lots in the temporary office. The applicant states interest in the future neighborhood has already proven to be great. He states the feedback they have received on all the plans and the temporary office has been positive. The applicants cover letter states no sewage service is available (either on the site or the surrounding area); most types of temporary buildings were not an option. He states given the needs, they located a Newmar Northern Star Luxury Coach RV featuring substantial water and sewer capacity. He states the RV enables them to stay on site with visits to an area park or travel center with water and sewage servicing every three or four weeks. 2 FILE NO.: Z -7665-A (Cont. The applicant states they anticipate utilizing the temporary facility in two locations. The applicant has indicated location 131 will be utilized for four to seven months, and then an additional four to seven months in location B2 while completing initial development and construction of their new home in the neighborhood. A portion of the site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The applicant has indicated there is not a Bill of Assurance in effect for the property, which would prohibit the use of the site as proposed. B. EXISTING CONDITIONS: The site is vacant and clearing of underbrush was previously completed. 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 one phone call from an area resident. The Parkway Place Property Owners Association, Spring Valley Manor Neighborhood 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: 1. No comments on temporary use of site for RV hook-up. All previous comments on the PRD apply. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside 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 Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 10 -foot under ground utility easement is required or a 30 -foot overhead facility easement is required. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Approved as submitted. SBC: No comment received. K FILE NO.: Z -7665-A Cont.) 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 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: Place fire 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 near a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning_ 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 revision to a PRD (Planned Residential Development) to allow a recreational vehicle to be placed on the lot at two different locations during development, for security and to house a sales office. Since the addition of the security and office use is only temporary, 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. Bicycle Plan: A Class III bikeway is shown on Kirby Road adjacent to the property. 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. City Recognized Neighborhood Action Plan: The applicants property lies in the area covered by the Rock Creek Neighborhood Action Plan. The change in this zoning case is relatively small and scale and no objectives directly relate to this case. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff noted the proposal was approved by the Commission in July 2004, for the development of a single - 4 FILE NO.: Z -7665-A Cont. family subdivision. Staff stated the applicant was now requesting the placement of a RV on the site to serve as his residence, a sales office and a security office. Staff stated the site plan included two locations for the proposed RV to be located, one for the short term and the second when the subdivision began developing. Staff questioned the applicant concerning the previously approved development and when the applicant anticipated the development beginning construction. The applicant stated the annexation request had been approved by the County and would soon be filed with the City. The applicant stated the engineering firm was 90 percent complete with the plans for development and anticipated construction would begin within 90 to 120 days of completion of the plans. The applicant stated sewer was the primary obstacle. He stated the estimated cost of extending the sewer line to serve the site was $100,000.00. He stated the engineer was working with the sewer department for alternatives. 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 is requesting to place an RV on the site to act as a sales/security office and residence while the proposed Rock Haven Subdivision is being constructed. The applicant has indicated two locations for the proposed parking of the RV unit. The applicant has indicated the RV unit will be located near the southern property line until actual construction of the subdivision begins and then moved to the northern boundary. The applicant has indicated his home will be the first to begin construction and once drives are placed to begin the development, the RV unit will be relocated nearer the applicants new home. Per the zoning ordinance, temporary buildings are allowable when incidental to construction on a site or development of a residential subdivision. The units allowed are temporary buildings, mobile homes or manufactured homes and may be allowed for a period of one year by action of the Director of Planning. There is not a provision in the ordinance for the placement of an RV to serve the same purpose. Staff is supportive of the applicants request to place the RV unit on the site to serve as a sales/security office but would recommend the RV unit not be allowed until construction of the subdivision begins. There are several issues that need to be resolved prior to beginning construction of the proposed subdivision. Wastewater is one issue that needs resolving. The applicant must apply for and be annexed into the corporate limits of the City to received sewer service. The applicant has indicated the annexation has been approved by the County but has not yet been filed with the City. The earliest possible Board of Directors approval date would be May 17, 2005. In addition, sewer lines must be extended to the 5 FILE NO.: Z -7665-A (Cont. site prior to the start of construction on the new homes. Staff feels a more defined construction schedule should be established and construction should be imminent prior to the RV unit being allowed on the site so the use can be as intended in the ordinance or a sales, security office. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Roy Stephens was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial of the current request. Staff stated they were supportive of the applicant being able to place the RV unit on the site to serve as a security/sales office but staff felt a more definite construction schedule should be established. Mr. Stephens addressed the Commission on the merits of his request. He stated the County had approved the annexation request and the engineer was 90 percent complete with construction plans. He stated he felt construction would begin in 60 to 90 days. Ms. Lenice Garrison addressed the Commission with concerns. She stated her concerns were with a more definite construction schedule. She stated the neighborhood was not necessarily opposed to the placement of the RV on the site to be used as a sales/security office but the question was how long would the RV unit be located on the site. There was a general discussion concerning the applicanfs request and staffs concerns. Staff stated the earliest the annexation request could be before the Board of Directors was late May. Staff stated their concern was there were no firm dates tied to a proposed development schedule. There was a general discussion concerning the proposed development and if the construction could begin on the portion of the site within the City limits. Staff stated the current approvals would not allow them to begin construction prior to annexation. The Commission made a motion to approved the applicants request provided the applicant request annexation by the March 21, 2005, filing deadline to be heard by the Commission at their April 28, 2005, public hearing. The Commission also requested the current zoning application be held until after the annexation request was heard by the Commission to allow both item to be forwarded to the Board of Directors at the same time. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C March 3, 2005 ITEM NO.: 17 FILE NO.: Z -7665-A NAME: Rock Haven Revised Short -form PD -R LOCATION: Located at 1000 Kirby Road DEVELOPER: Rock Haven Properties 700 East 9th Street 10M Little Rock, AR 72202 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 4.158 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 22 -M - Single-family residential Revised PD -R FT. NEW STREET: 1590 LF PROPOSED USE: Single-family residential — the allowance of an RV to locate on the site to serve as a security/sales office for the proposed development. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed this request at their July 15, 2004, Public Hearing and forwarded a recommendation of approval to the Board of Directors. Ordinance No. 19,164 adopted by the Little Rock Board of Directors on August 17, 2004, established the Rock Haven Short -form PD -R. The proposed development was designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The lots were to be minimally sized to accommodate buiidable -s ell500� 2450 - -Ir' curt Nurnes� — - March 3, 2005 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z - proposed with a two-story height maximum. The bill of assurance was indicated to prescribe minimum and maximum home sizes, as well as controls for architectural quality that would be administered by an architectural review committee. Each buildable area was 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 homes would have enclosed garages located at the rear of the structure and entered from the looped drive. Homes would front on the interior common park area. The proposed access to lots was accomplished with a private drive that encircled the property and was within a common access and utility easement area. This easement was proposed as a part of the large Lot 1 area, which comprised all of the land not contained within the residential lots. All improvements and land within Lot 1 would be held in common ownership by the property owners association and would also be maintained by the property owners association. The property owners association would also maintain individual lot area landscaping. The applicant indicated Tract A as a separate parcel containing 1.91 acres. The applicant indicated Tract A would be reserved for future development. The applicant requested a deferral of required street improvements to Kirby Road until development occurred for proposed Tract A. The applicant indicated phasing would be utilized for the development. Phase I was to consist of the development of Lots 1 -11 including all required street improvements and infrastructure. Phase II would consist of the completion of the access easement located within Lot 1 and Lots 12 - 22. A. PROPOSAUREQUEST: The applicant is now requesting an amendment to the previously approved PRD for the new subdivision to allow the use of an RV as a temporary sales, construction management and security office on the construction site. The applicant's cover letter states soon after purchasing the land, there were multiple cases of trash and limb debris dumping on the land, along with thefts on the site and an adjacent residence. The applicant states they explored various security solutions and ultimately determined to locate temporarily on the site. The applicant states this would allow them to monitor and manage the construction progress most effectively. The applicant states the sooner they complete their objective - unique, quaint neighborhood and park - the better for the area. The applicant also states they foresee the need to conduct sales of lots in the temporary office. The applicant states interest in the future neighborhood has already proven to be great. He states the feedback they have received on all the plans and the temporary office has been positive. The applicant's cover letter states no sewage service is available (either on the site or the surrounding area); most types of temporary buildings were not an -—optio""tatL--�iver-i- the-need.��ey.=Iocated a--Newmar-Nodbe-r-n star_ -Luxury 2 March 3, 2005 SUBDIVISION ITEM NO.: 17 (Cont. E NO.: Z -7665-A Coach RV featuring substantial water and sewer capacity. He states the RV enables them to stay on site with visits to an area park or travel center with water and sewage servicing every three or four weeks. The applicant states they anticipate utilizing the temporary facility in two locations. The applicant has indicated location B1 will be utilized for four to seven months, and then an additional four to seven months in location B2 while completing initial development and construction of their new home in the neighborhood. A portion of the site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The applicant has indicated there is not a Bill of Assurance in effect for the property, which would prohibit the use of the site as proposed. B. EXISTING CONDITIONS: The site is vacant and clearing of underbrush was previously completed. 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 one phone call from an area resident. The Parkway Place Property Owners Association, Spring Valley Manor Neighborhood 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: 1. No comments on temporary use of site for RV hook-up. All previous comments on the PRD apply. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside 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 Little Rock Wastewater Utility at 688-1414 for additional Jn armation. 3 March 3, 2005 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -7665-A Entergy: A 10 -foot under ground utility easement is required or a 30 -foot overhead facility easement is required. Contact Entergy at 954-5158 for additional information. 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. 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 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: Place fire 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 near a dedicated CATA Bus Route. F. ISSUES[TECHNICAL/DESIGN: Planning 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 revision to a PRD (Planned Residential Development) to allow a recreational vehicle to be placed on the lot at two different locations during development, for security and to house a sales office. Since the addition of the security and office use is only temporary, 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. Bicycle Plan: A Class III bikeway is shown on Kirby Road adjacent to the property. 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. 4 March 3, 2005 SUBDIVISION ITEM NO.: 17 Cont.) FILE NO.: Z -7665-A Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The change in this zoning case is relatively small and scale and no objectives directly relate to this case. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff noted the proposal was approved by the Commission in July 2004, for the development of a single- family subdivision. Staff stated the applicant was now requesting the placement of a RV on the site to serve as his residence, a sales office and a security office. Staff stated the site plan included two locations for the proposed RV to be located, one for the short term and the second when the subdivision began developing. Staff questioned the applicant concerning the previously approved development and when the applicant anticipated the development beginning construction. The applicant stated the annexation request had been approved by the County and would soon be filed with the City. The applicant stated the engineering firm was 90 percent complete with the plans for development and anticipated construction would begin within 90 to 120 days of completion of the plans. The applicant stated sewer was the primary obstacle. He stated the estimated cost of extending the sewer line to serve the site was $100,000.00. He stated the engineer was working with the sewer department for alternatives. 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 is requesting to place an RV on the site to act as a sales/security office and residence while the proposed Rock Haven Subdivision is being constructed. The applicant has indicated two locations for the proposed parking of the RV unit. The applicant has indicated the RV unit will be located near the southern property line until actual construction of the subdivision begins and then moved to the northern boundary: The applicant has indicated his home will be the first to begin construction and once drives are placed to begin the development, the RV unit will be relocated nearer the applicant's new home. 5 March 3, 2005 SUBDIVISION ITEM NO.: 17 FILE NO.: Z -7665-A Per the zoning ordinance, temporary buildings are allowable when incidental to construction on a site or development of a residential subdivision. The units allowed are temporary buildings, mobile homes or manufactured homes and may be allowed for a period of one year by action of the Director of Planning. There is not a provision in the ordinance for the placement of an RV to serve the same purpose. Staff is supportive of the applicant's request to place the RV unit on the site to serve as a sales/security office but would recommend the RV unit not be allowed until construction of the subdivision begins. There are several issues that need to be resolved prior to beginning construction of the proposed subdivision. Wastewater is one issue that needs resolving. The applicant must apply for and be annexed into the corporate limits of the City to received sewer service. The applicant has indicated the annexation has been approved by the County but has not yet been filed with the City. The earliest possible Board of Directors approval date would be May 17, 2005. In addition, sewer lines must be extended to the site prior to the start of construction on the new homes. Staff feels a more defined construction schedule should be established and construction should be imminent prior to the RV unit being allowed on the site so the use can be as intended in the ordinance or a sales, security office. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Roy Stephens was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial of the current request. Staff stated they were supportive of the applicant being able to place the RV unit on the site to serve as a security/sales office but staff felt a more definite construction schedule should be established. Mr. Stephens addressed the Commission on the merits of his request. He stated the County had approved the annexation request and the engineer was 90 percent complete with construction plans. He stated he felt construction would begin in 60 to 90 days. Ms. Lenice Garrison addressed the Commission with concerns. She stated her concerns were with a more definite construction schedule. She stated the neighborhood was not necessarily opposed to the placement of the RV on the site to be used as a sales/security office but the question was how long would the RV unit be located on the site. A March 3, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -7665-A There was a general discussion concerning the applicant's request and staff's concerns. Staff stated the earliest the annexation request could be before the Board of Directors was late May. Staff stated their concern was there were no firm dates tied to a proposed development schedule. There was a general discussion concerning the proposed development and if the construction could begin on the portion of the site within the City limits. Staff stated the current approvals would not allow them to begin construction prior to annexation. The Commission made a motion to approved the applicant's request provided the applicant request annexation by the March 21, 2005, filing deadline to be heard by the Commission at their April 28, 2005, public hearing. The Commission also requested the current zoning application be held until after the annexation request was heard by the Commission to allow both item to be forwarded to the Board of Directors at the same time. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7