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HomeMy WebLinkAboutZ-7837 Staff AnalysisFILE NO.: Z-7837 NAME: Fair Hills Circle Short -form PD -R LOCATION: Located on the Southeast corner of West Markham Street and Fairhills Circle DEVELOPER: Mike Ranson 7 Valley Forge Little Rock, AR 72212 ENGINEER: Butler Surveying 5323 John F. Kennedy Boulevard North Little Rock, AR 72216 AREA: 0.45 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 3 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF Single-family residential — Patio Homes VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the development of this site with three patio homes through a Planned Residential Development. The applicant has indicated each of the homes will be contained on individual lots with a cross access easement extending from Fairhills Circle to serve the site. The applicant has indicated each of the homes will contain a minimum of 1600 square feet of heated and cooled space and be constructed of brick or brick and siding fronts with siding on the sides and rears. The applicant has indicated each of the units will have a two car garage, three bedrooms, two or two and one half baths, granite counter -tops in the kitchen, a full laundry room and storage off the garage. The applicant has indicated each of the units will have usable living space outdoors. Fencing is FILE NO.: Z-7837 being proposed along the southern property line as well as a retaining wall with a maximum height of six feet. B. EXISTING CONDITIONS: The site is located near the West Markham/Mississippi Avenue intersection. The area is predominately single-family with a church located at the southeast corner of Mississippi Avenue and West Markham Street and an elementary school located on West Markham west of the site. Fairhills Circle is a narrow residential street with five homes located on the cul-de-sac. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Briarwood 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. West Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 40 -feet from centerline will be required (special reduced standard for West Markham Street is 70 -feet with 80 -feet near intersections). 2. The proposed land use would classify Fairhills Circle on the Master Street Plan as a local street. Dedicate right-of-way 25 -feet from centerline. In addition, a 20 -foot radial dedication is required at the intersection of the streets. 3. As appropriate, provide a survey or plat showing the existing and proposed right-of-way widths. 4. Provide a preliminary site grading plan showing all slope bank areas and retaining walls. Embankments should be 3:1 or flatter. Retaining wall height is limited to 15 -feet before terracing is required. 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. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. No residential waste collection service will be provided on the proposed private drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. 2 FILE NO.: Z-783 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 Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. T A water main extension and additional hydrant(s) will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Counly Planning: No comment. CATA: The site is located on CATA Bus Route #5 the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 (Single Family District) to PD -R (Planned Development -Residential) for construction of three single-family patio homes on the three proposed lots. Because of the small scale of this project staff believes an amendment to the Land Use Plan is not applicable at this time. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Fair Hills Circle is shown as a Local Street and West Markham Street is shown as a Minor Arterial on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties and the purpose of a Minor Arterial is to provide connections to and through an urban area. This site is near the Mississippi Street -Markham intersection which is oftentimes congested during peak travel times. In the event of approval of this application staff feels that access to the patio homes should be off of Fair Hills Circle, the Local Street, to minimize impact on Markham Street, a Minor Arterial. West Markham Street and Fair Hills Circle may require dedication of right-of-way, may require street and sidewalk improvements. Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Briarwood Neighborhood Action Plan. The Land Use and Zoning goal is "To maintain the character of homes in the Briarwood Neighborhood," with an action statement, "Identify rental property in the neighborhood to maintain the character of the neighborhood." This neighborhood action plan indicates a concern for rental property in the neighborhood. This proposal would construct three new single-family patio homes, which could result in additional home ownership for the area. 3 FILE NO.: Z-7837 Cont. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Mike Ranson was present representing the request. Staff stated the developer was proposing a PD -R to allow the creation of a four lot plat and the construction of four patio homes on the site. Staff indicated to Mr. Ranson they felt this too intense a development for the site. Staff stated with the development of the site with four units, this did not leave any livability space on site for the residence. Mr. Ranson stated he would consider reducing the number of homes on the site and would work with an architect to revise the plan. Staff also questioned the indicated parking pads. Mr. Ranson stated the design would include the construction of two car garages on each of the units and the indicated parking pads would be removed. Staff questioned if there would be a development sign. Mr. Ranson stated there would not be a sign identifying the development. Public Works comments were addressed. Staff stated a preliminary grading plan would be required. Mr. Ranson stated the site did not have a significant elevation change. He stated he would provide details as requested by staff. Staff indicated dedication of right-of-way would be required along West Markham Street. Staff requested a survey indicating the current right-of-way along each of the roadways. Staff noted no garbage collection would be provided along the indicated driveway easement. 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 May 5, 2005, Subdivision Committee meeting. The applicant has reduced the number of proposed lots and residences to three single-family detached patio homes and increased the total lot area for each of the proposed units. The applicant has also indicated each of the units will contain a two car garage. The applicant has indicated there will not be a development sign contained on the site. The applicant has indicated a location for garbage cans adjacent to Fairhills Circle. The applicant has also indicated the right-of-way for both Fairhills Circle and West Markham Street on the revised survey. The indicated right-of-ways are sufficient to meet the current Master Street Plan requirements. The applicant has indicated each of the homes will be contained on individual lots with a cross access easement extending from Fairhills Circle to serve the site. The applicant has indicated each of the homes will contain a minimum of 1,600 square feet of heated and cooled space and be constructed of brick or brick and siding fronts with siding on the sides and rears. The applicant has 4 FILE NO.: Z-78 indicated each of the units will have a two car garage, three bedrooms, two or two and one half baths, granite counter -tops in the kitchen, a full laundry room and storage off the garage. The applicant has indicated the units will be two story with a building footprint of 1,248 square feet. The applicant has indicated proposed Lot A with 4,170 square feet, proposed Lot B containing 5,440 square feet and proposed Lot C containing 5,045 square feet. Fencing is being proposed along the southern property line as well as a retaining wall with a maximum height of six feet. Staff is not supportive of the applicant's request. Staff feels the development is not compatible with the surrounding area. Staff feels the development of the site with three units and the reduced yard area is not in keeping with the homes in the area. The applicant has indicated reduced setbacks on each of the indicated lots. The indicated rear yard and side yard setbacks are not comparable to the existing homes located in the area. With the indicated site plan there is no parking available outside the garage area forcing guests to park on Fairhills Circle. This roadway is a narrow roadway and does not lend itself to street parking. Staff feel the applicant should consider reducing the overall density of the development to allow for additional livable space outside the residences and develop more consistently with the area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff indicating the development of the site with two lots and a single family home on each of the indicated lots. Staff is supportive of the applicant's request. The applicant has indicated a shared driveway extending from Fairhills Circle to serve the lots limiting the number of proposed cuts extending from the roadway. The revised site plan allows for additional outdoor living area to address staffs concerns and in addition the revised site plan allows areas on the site for resident and guest parking. Staff recommends approval of the applicant's 5 FILE NO.: Z-7837 Cont. revised site plan subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the applicant's request to allow the placement of two residential units on the site subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. D July 7, 2005 ITEM NO.: I ._ FILE NO.: Z-7837 NAME: Fair Hills Circle Short -form PD -R LOCATION: Located on the Southeast corner of West Markham Street and Fairhills Circle DEVELOPER: Mike Ranson 7 Valley Forge Little Rock, AR 72212 ENGINEER: Butler Surveying 5323 John F. Kennedy Boulevard North Little Rock, AR 72216 AREA: 0.45 acres RRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 3 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF Single-family residential — Patio Homes VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the development of this site with three patio homes through a Planned Residential Development. The applicant has indicated each of the homes will be contained on individual lots with a cross access easement extending from Fairhills Circle to serve the site. The applicant has indicated each of the homes will contain a minimum of 1600 square feet of heated and cooled space and be constructed of brick or brick and siding fronts with siding on the sides and rears. The applicant has indicated each of the units will have a two car garage, three bedrooms, two or two and one half baths, granite counter -tops in the kitchen, a full laundry room and storage off the garage. The applicant has indicated each of the units will have usable living space outdoors. Fencing is July 7, 2005 SUBDIVISION ITEM NO.: _I (Cont.) _ FILE NO.: Z-7837 being proposed along the southern property line as well as a retaining wall with a maximum height of six feet. B. EXISTING CONDITIONS: The site is located near the West Markham/Mississippi Avenue intersection. The area is predominately single-family with a church located at the southeast corner of Mississippi Avenue and West Markham Street and an elementary school located on West Markham west of the site. Fairhills Circle is a narrow residential street with five homes located on the cul-de-sac. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Briarwood 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. West Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 40 -feet from centerline will be required (special reduced standard for West Markham Street is 70 -feet with 80 -feet near intersections). 2. The proposed land use would classify Fairhills Circle on the Master Street Plan as a local street. Dedicate right-of-way 25 -feet from centerline. In addition, a 20 -foot radial dedication is required at the intersection of the streets. 3. As appropriate, provide a survey or plat showing the existing and proposed right-of-way widths. 4. Provide a preliminary site grading plan showing all slope bank areas and retaining walls. Embankments should be 3:1 or flatter. Retaining wall height is limited to 15 -feet before terracing is required. 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. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. No residential waste collection service will be provided on the proposed private drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. 0 July 7, 2005 SUBDIVISION ITEM NO.: I Cont. FILE NO.: Z-7837 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 Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. T A water main extension and additional hydrant(s) will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place 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 #5 the West Markham Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 (Single Family District) to PD -R (Planned Development -Residential) for construction of three single-family patio homes on the three proposed lots. Because of the small scale of this project staff believes an amendment to the Land Use Plan is not applicable at this time. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Fair Hills Circle is shown as a Local Street and West Markham Street is shown as a Minor Arterial on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties and the purpose of a Minor Arterial is to provide connections to and through an urban area. This site is near the Mississippi Street -Markham intersection which is oftentimes congested during peak travel times. In the event of approval of this application staff feels that access to the patio homes should be off of Fair Hills Circle, the Local Street, to minimize impact on Markham Street, a Minor Arterial. West Markham Street and Fair Hills Circle may require dedication of right-of-way, may require street and sidewalk improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Briarwood Neighborhood Action Plan. The Land Use and 3 July 7, 2005 SUBDIVISION ITEM NO.: I (Cont. FILE NO.: Z-7837 Zoning goal is "To maintain the character of homes in the Briarwood Neighborhood," with an action statement, "Identify rental property in the neighborhood to maintain the character of the neighborhood." This neighborhood action plan indicates a concern for rental property in the neighborhood. This proposal would construct three new single-family patio homes, which could result in additional home ownership for the area. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Mike Ranson was present representing the request. Staff stated the developer was proposing a PD -R to allow the creation of a four lot plat and the construction of four patio homes on the site. Staff indicated to Mr. Ranson they felt this too intense a development for the site. Staff stated with the development of the site with four units, this did not leave any livability space on site for the residence. Mr. Ranson stated he would consider reducing the number of homes on the site and would work with an architect to revise the plan. Staff also questioned the indicated parking pads. Mr. Ranson stated the design would include the construction of two car garages on each of the units and the indicated parking pads would be removed. Staff questioned if there would be a development sign. Mr. Ranson stated there would not be a sign identifying the development. Public Works comments were addressed. Staff stated a preliminary grading plan would be required. Mr. Ranson stated the site did not have a significant elevation change. He stated he would provide details as requested by staff. Staff indicated dedication of right-of-way would be required along West Markham Street. Staff requested a survey indicating the current right-of-way along each of the roadways. Staff noted no garbage collection would be provided along the indicated driveway easement. 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 May 5, 2005, Subdivision Committee meeting. The applicant has reduced the number of proposed lots and residences to three single-family detached patio homes and increased the total lot area for each of the proposed units. The applicant has also indicated each of the units will contain a two car garage. The applicant has indicated there will not be a development sign contained on the site. The applicant has indicated a location for garbage cans adjacent to Fairhilis Circle. The applicant has also indicated the right-of-way for 2 July 7, 2005 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-7837 both Fairhills Circle and West Markham Street on the revised survey. The indicated right-of-ways are sufficient to meet the current Master Street Plan requirements. The applicant has indicated each of the homes will be contained on individual lots with a cross access easement extending from Fairhills Circle to serve the site. The applicant has indicated each of the homes will contain a minimum of 1,600 square feet of heated and cooled space and be constructed of brick or brick and siding fronts with siding on the sides and rears. The applicant has indicated each of the units will have a two car garage, three bedrooms, two or two and one half baths, granite counter -tops in the kitchen, a full laundry room and storage off the garage. The applicant has indicated the units will be two story with a building footprint of 1,248 square feet. The applicant has indicated proposed Lot A with 4,170 square feet, proposed Lot B containing 5,440 square feet and proposed Lot C containing 5,045 square feet. Fencing is being proposed along the southern property line as well as a retaining wall with a maximum height of six feet. Staff is not supportive of the applicant's request. Staff feels the development is not compatible with the surrounding area. Staff feels the development of the site with three units and the reduced yard area is not in keeping with the homes in the area. The applicant has indicated reduced setbacks on each of the indicated lots. The indicated rear yard and side yard setbacks are not comparable to the existing homes located in the area. With the indicated site plan there is no parking available outside the garage area forcing guests to park on Fairhills Circle. This roadway is a narrow roadway and does not lend itself to street parking. Staff feel the applicant should consider reducing the overall density of the development to allow for additional livable space outside the residences and develop more consistently with the area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 5 July 7, 2005 SUBDIVISION ITEM NO.: I (Cont. STAFF UPDATE: FILE NO.: Z - The applicant submitted a revised site plan to staff indicating the development of the site with two lots and a single family home on each of the indicated lots. Staff is supportive of the applicant's request. The applicant has indicated a shared driveway extending from Fairhills Circle to serve the lots limiting the number of proposed cuts extending from the roadway. The revised site plan allows for additional outdoor living area to address staff's concerns and in addition the revised site plan allows areas on the site for resident and guest parking. Staff recommends approval of the applicant's revised site plan subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the applicant's request to allow the placement of two residential units on the site subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 ITEM NO.: 16 NAME: Fair Hills Circle Short -form PD -R FILE NO.: Z-7837 LOCATION: located on the Southeast corner of West Markham Street and Fairhills Circle Plannina Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of the proposed building square footages, proposed building materials any amenities proposed as a part of the development. 3. Indicated the proposed lot lines and cross access easements required to access the site. 4. Will the indicated parking pads be covered? 5. You need to provide a site drawing by a design professional including all the required information for site plan approval. 6. How will garbage collection be handled? 7. Will there be a development sign located on the site? If so indicate the location along with the total area and sign height. 8. In staffs opinion the site development is too intense for the total land area and the design is inconsistent with the overall development pattern of the neighborhood. Staff would suggest the applicant consider a design that is more compatible with the existing neighborhood. Variance/Waivers: None requested. Public Works Conditions: 1. West Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 40 -feet from centerline will be required (special reduced standard for West Markham Street is 70 -feet with 80 -feet near intersections). 2. The proposed land use would classify Fairhills Circle on the Master Street Plan as a local street. Dedicate right-of-way 25 -feet from centerline. In addition, a 20 -foot radial dedication is required at the intersection of the streets. 3. As appropriate, provide a survey or plat showing the existing and proposed right-of- way widths. 4. Provide a preliminary site grading plan showing all slope bank areas and retaining walls. Embankments should be 3:1 or flatter. Retaining wall height is limited to 15 - feet before terracing is required. 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. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. No residential waste collection service will be provided on the proposed private drive. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. 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 Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. T A water main extension and additional hydrant(s) will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATH: Planning Division: Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 11, 2005.