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HomeMy WebLinkAboutZ-7837-A Staff AnalysisSeptember 14, 2006 ITEM NO.: H FILE NAME: Fairhills Circle Revised Short -form PD -R LOCATION: located on the Southeast corner of West Markham Street and Fairhills Circle DEVELOPER: Rodney Chandler P.O. Box 22021 Little Rock, AR 72221 FNGINFFR, Central Arkansas Surveying Autumn Road Little Rock, AR 72211 AREA: 0.45 acres CURRENT ZONING: PD -R NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD -R PROPOSED USE: Townhouse development — 4 units VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,357 on August 1, 2005, establishing Fairhills Circle Short -form PD -R. The applicant proposed the development of this site with two patio homes through a Planned Residential Development. The applicant indicated each of the homes would be contained on individual lots with a shared driveway through a cross access easement extending from Fairhills Circle. The applicant indicated each of the homes would 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 indicated each of the units would have a two car garage, three bedrooms, two or two and one half baths and each of the units would have usable living space outdoors. Fencing was proposed along the southern property line as well as a retaining wall with a maximum height of six feet. September 14, 2006 SUBDIVISION ITEM NO.: H. Z -7837-A A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved PD -R to allow the development of four units on the site. Fair Hills Court is a planned residential development that will blend the traditional architecture with 21St Century construction to consist of four (4) town homes. The proposed homes will consist of two (2) bedrooms, great room, one full and one half bathroom, dining area and kitchen. All the homes will have a traditional exterior with accent decor. Interior amenities will include travertine tile, carpet, hardwood flooring, granite the kitchen counter tops, marble bathrooms, crown moldings and recessed can lighting. Exterior features include masonry, with structural accents and details such as brick on all four sides, precast keystones, brick quoins, transom windows, architectural roof shingles, landscaped lawns and automatic sprinkler systems. Roof pitch elevations will be a minimum of 6/12 to enhance the aesthetics of the development and blend in with neighboring homes. The homes will have a minimum front set back of 25 feet from West Markham Street and 15 feet of set back in the rear with wooden privacy fencing planned for the east and south sides of the development. Additionally, trees to the south and north will remain as to create a natural landscaped green space around the development thus providing additional privacy for residents and surrounding homes. The approximate square footage of the homes is 1,150 square feet of heated and cooled space. The development is proposed to attract single professionals and couples. The homes are anticipated to lease for $1,200.00 per month. The entrance to the development will be from Fairhills Circle and accent lighting and extensive landscaping with substantial green space is planned to promote an appealing environment that compliments the neighborhood and promotes increased property values. Additionally, all lawn and common areas within Fair Hills Court will be maintained by the developer. The common maintenance of the property reinforces the quality that has been planned, and will continue to be stressed throughout the residential development. 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. r. September 14, 2006 SUBDIVISION ITEM Na.: H. Z -7837-A 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: Public Works: 1. Markham Street is classified on the Master Street Plan as a minor arterial with special standards. A dedication of right-of-way 40 feet from centerline will be required (special reduced standard for Markham Street is 70 feet with 80 feet near intersections). 2. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Street and Fairhills Circle. 3. Signage cannot be located within right-of-way. 4. Due to excess terrain, provide grading and drainage plan showing existing and proposed contours. Provide heights of walls, building pad elevations, and slopes. Wall heights cannot exceed 15 feet and slopes must be 3:1 or flatter. 5. Fairhills Circle is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 6. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Landscape island should be removed due to access problems in and out of development. Several of the parking spaces have no room for vehicle backing movements. The two (2) parking spaces on the north should be removed due to backing problems. Parking should be redesigned and could require driveway to be relocated. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 3 September 14, 2006 SUBDIVISION ITEM NO.: H. 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. A Capital Investment Charge based on the size of the 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Count Plannin : 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 two duplex units on the lots. Because of the small scale of this project staff believes an amendment to the Land Use Plan is not applicable at this time. Bi -cycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Fairhills 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 Street intersection, which is oftentimes congested during peak travel times. In the event of approval of this application staff feels that access to the duplexes should be off of Fairhills Circle, the Local Street, to minimize impact on Markham Street, a Minor Arterial. West Markham Street and Fairhills Circle may require dedication of right-of-way, may require street and sidewalk improvements. 51 September 14, 2006 SUBDIVISION ITEM NO.: H. Z -7837-A City 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 two new duplexes, which may or may not result in rental units. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The two separate parking spaces currently encroach into the minimum 9 foot wide street buffer and the minimum 9 foot wide landscape strip. The City Beautiful Commission must approve a variance. 3. The proposed structures encroach into the 9 foot wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed. Easements cannot count towards meeting this minimum requirement. 4. The southern perimeter is also required to have a minimum 9 foot wide land use buffer. Seventy percent (70%) of this buffer is to remain undisturbed. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the southern and the eastern perimeters next to the residentially zoned property. 6. It appears the maneuvering area within the parking lot could be reduced allowing for more green space on the site. G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) Mr. Rodney Chandler was present representing the request. Staff stated the developers were requesting to revise a previously approved PD -R to allow the development of two (2) duplex units on the site which contained one half acre and two (2) lots. Staff stated there were a number of outstanding issues associated with the request. Staff questioned the need for a development sign. Mr. Chandler stated he would remove the sign request from the application. Staff also stated the trash pick-up location would need to be coordinated with the Public Works Department to ensure the site was accessible for collection. Staff questioned if any decks, porches or patios were proposed. Staff also noted the location of all proposed fencing was required on the site plan. Staff requested the applicant provide elevations and construction materials proposed. Public Works comments were addressed. Staff stated a 20 -foot radial dedication was required at the intersection of Fairhills Circle and West Markham Street. Staff also stated dedications would be required on West Markham and Fairhills Circle. Staff 5 September 14, 2006 SUBDIVISION ITEM NO.: H. Z -7837-A stated the two (2) parking spaces on the north should be removed due to backing problems within the proposed parking area. Landscaping comments were addressed. Staff stated the two parking spaces interfered with the required street buffer. Mr. Chandler stated the parking spaces would be removed from the revised site plan. Staff noted the eastern perimeter did not meet the minimum land use buffer requirement of nine feet. Staff stated easements could not count toward meeting this minimum requirement. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has noted the location of the proposed fencing, provided elevations and the construction materials. A radial dedication has been included on the proposed site plan as requested by the Public Works Department. The revised site plan also indicates the placement of the required land use buffer along the eastern perimeter. The site plan indicates the site contains a total of 15,892 square feet (0.36 acres) with a total building coverage of 4,637 square feet (34.2%) and a total landscaped area of 8,015 square feet (47.8%). The Planned Zoning District Ordinance requires a minimum of ten to fifteen percent of the site area be designated as common usable open space and a minimum of 500 square feet of usable private open space per unit. The site plan includes private patio areas for each of the units separated with a six foot wooden fence. The indicated common and private open space are adequate to meet the typical minimum requirements of the ordinance. The site plan indicates the placement of a six foot wood fence along the eastern and southern perimeters of the site to provide screening for the adjoining single-family homes. A 19 -foot building setback has been indicated along the eastern perimeter and a 20 -foot building setback along the southern perimeter to allow an adequate land use buffer to the adjoining homes. The applicant has also indicated Leeland Cypress trees will be planted on the south side of the development to provide additional privacy for residents and the surrounding homes. The site plan indicates the placement of eight on site parking spaces. The development is proposed with a total of four units. Based on the typical minimum parking required for a multi -family development six parking spaces would typically be C*I September 14, 2006 SUBDIVISION 1111:1181 required. The indicated parking is adequate to meet the typical minimum parking required. The applicant has provided building elevations which appear as a two story Brownstone architecture. The roof is proposed with a 6/12 elevation with architectural shingles. The construction materials proposed are brick on all four sides, precast keystones, brick quoins and, transom windows. Staff is not supportive of the proposed development. Staff is not supportive of the density, parking court and the massing of the structures. The area is designated as Single Family on the City's Future Land Use Plan. The developer is proposing the placement of duplex units on two previously platted lots with a surface parking area in front of the buildings to serve the units. In staff's opinion the development as proposed does not give the appearance of a single-family development but more of a multi -family development. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated August 2, 2006, requesting the item be deferred to the September 14, 2006, public hearing. Staff stated the deferral request would require a By-law waiver with regard to the late deferral request date. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff indicating the development of the site with three residential units as opposed to four units. The applicant is now proposing the construction of a duplex unit and a single-family structure. Staff continues to not support the proposed development. The development was previously approved for the contruction of two units both single-family. Staff feels this type development is the most appropriate development for the site. As was previously 7 September 14, 2006 SUBDIVISION ITEM NO.: H. Z -7837-A approved the development resulted in a density of 4.4 units per acre and the current proposal results in a density of 6.6 units per acre. Staff does not feel this an appropriate location for a development with the proposed density, which is similar to the Low Density Residential classification of the City's Future Land Use Plan. Staff feels the proposed development is out of character with the existing development pattern in the area and the development is inconsistent with the City's Future Land Use Plan. In addition although one of the units has been removed from the proposed site plan, the site plan still remains with a surface parking area in front of the buildings continuing to give the appearance of a multi -family development. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was not present. Staff presented the item stating the applicant had submitted a request on September 11, 2006, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the Commission's By-laws with regard to the time frame for the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 13. NAME: Fairhills Circle Revised Short -form PD -R Z -7837-A LOCATION: located on the Southeast corner of West Markham Street and Fairhills Circle Planninq Staff Comments: 1. Provide notification of abutting property owners 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 July 19, 2006. The Office of Planning and Development must receive the proof of notice no later than July 28, 2006. 2. Provide a cover letter and the application package for the request. 3. Provide details of the proposed sign (height/area). 4. Remove the trash pick-up outside the right-of-way. 5. The previous approval indicated a retaining wall and fence. Will a retaining wall be installed on the site? Provide details of the total height of the wall and fence proposed. 6. Will there be any decks porches or patios constructed? Will there be any fencing to separate the proposed outdoor living areas of the units. If so indicated the location on the proposed site plan. 7. Provide the total square footage of the units proposed. 8. Provide building elevations for the structures. Provide construction materials proposed for the units. 9. Provide the total building coverage of the proposed structure in the general notes section of the proposed site plan. 10. Provide the total area designated for landscaped in the general notes section of the site plan. 11. The PZD Ordinance requires a minimum of 10 to 15 percent of the site area be designated as common usable open space and single-family, duplex, zero lot line and townhouse developments shall have a minimum of 500 square feet of usable private open space per unit. Provide details of the total square footages and designate areas indicating compliance. Variance/Waivers: Public Works Conditions: 1. Markham Street is classified on the Master Street Plan as a minor arterial with special standards. A dedication of right-of-way 40 feet from centerline will be required (special reduced standard for Markham Street is 70 feet with 80 feet near intersections). 2. A 20 foot radial dedication of right-of-way is required at the intersection of Item # 13 Markham Street and Fairhills Circle. 3. Signage cannot be located within right-of-way. 4. Due to excess terrain, provide grading and drainage plan showing existing and proposed contours. Provide heights of walls, building pad elevations, and slopes. Wall heights cannot exceed 15 feet and slopes must be 3:1 or flatter. 5. Fairhills Circle is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 6. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Landscape island should be removed due to access problems in and out of development. Several of the parking spaces have no room for vehicle backing movements. The two (2) parking spaces on the north should be removed due to backing problems. Parking should be redesigned and could require driveway to be relocated. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy Center -Point Energy: SBC: 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. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 — the West Markham Route. 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 Item # 13 rezoning from R-2 (Single Family District) to PD -R (Planned Development -Residential) for construction of two duplex units on the 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: Fairhills 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 Street intersection, which is oftentimes congested during peak travel times. In the event of approval of this application staff feels that access to the duplexes should be off of Fairhills Circle, the Local Street, to minimize impact on Markham Street, a Minor Arterial. West Markham Street and Fairhills 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 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 two new duplexes, which may or may not result in rental units. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The two separate parking spaces currently encroach into the minimum 9 foot wide street buffer and the minimum 9 foot wide landscape strip. The City Beautiful Commission must approve a variance. 3. The proposed structures encroach into the 9 foot wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed. Easements cannot count towards meeting this minimum requirement. 4. The southern perimeter is also required to have a minimum 9 foot wide land use buffer. Seventy percent (70%) of this buffer is to remain undisturbed. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the southern and the eastern perimeters next to the residentially zoned property. 6. It appears the maneuvering area within the parking lot could be reduced allowing for more green space on the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, July 19, 2006. Item # 13 ITEM NO.: 13. Z -7837-A NAME: Fairhills Circle Revised Short -form PD -R LOCATION: located on the Southeast corner of West Markham Street and Fairhills Circle Planning Staff Comments: ✓ 1. Provide notification of abutting property owners 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 July 19, 2006. The Office of Planning and = Development must receive the proof of notice no later than July 28, 2006. 2. Provide a cover letter and the application package for the request. 3. Provide details of the proposed sign (height/area). NIA Remove the trash pick-up outside the right-of-way. The previous approval indicated a retaining wall and fence. ' a r"_, r wall be installed on the site? Provide details of the total heir" ' S` he I .---._id fence proposed.a WA�N 4f -f4'4 A4--b) Will there b any decks polches or patios constructed? Will there be any fencing to separate the proposed outdoor living areas of the units. If so indicated the location on the proposed site plan. Provide the total square footage of the units proposed. `8/ Provide building elevations for the structures. Provide construction materials proposed for the units. Provide the total building coverage of the proposed structure in the general notes section of the proposed site plan. `Provide the total area designated for landscaped in the general notes section of the site plan. 11. The PZD Ordinance requires a minimum of 10 to 15 percent of the site area be designated as common usable open space and single-family, duplex, zero lot line and townhouse developments shall have a minimum of 500 square feet of usable private open space per unit. Provide details of the total square footages and designate areas indicating compliance. Ce.� Variance/Waivers: 'ublic Works Conditions: 1. Markham Street is classified on the Master Street Plan as a minor arterial with special standards. A dedication of right-of-way 40 feet from centerline will be required (special reduced standard for Markham Street is 70 feet with 80 feet near intersections). 2. A 20 foot radial dedication of right-of-way is required at the intersection of Item # 13 Markham Street and Fairhills Circle. Signage cannot be located within right-of-way. 4. Due to excess terrain, provide grading and drainage plan showing existing and proposed contours. Provide heights of walls, building pad elevations, and slopes. Wall heights cannot exceed 15 feet and slopes must be 3:1 or flatter. 5. Fairhills Circle is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 6. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Landscape island should be removed due to access problems in and out of development. Several of the parking spaces have no room for vehicle backing movements. The two (2) parking spaces on the north should be removed due to backing problems. Parking should be redesigned and could require driveway to be relocated. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy Center -Point Energy: SBC: 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. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 — the West Markham Route. 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 Item # 13