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HomeMy WebLinkAboutZ-7839 Staff AnalysisITEM NO.: Z-7839 NAME: Summit Heights Short -form PD -R Revocation LOCATION: located on North Summit Street, just South of Cantrell Road DEVELOPER: Moses Tucker Real Estate c/o Jamie Moses 200 South Commerce Street, Suite 300 Little Rock, AR 72201 ENGINEER: AMR Architects 200 South Commerce Street, Suite 300 Little Rock, AR 72201 AREA: 0.94 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES: Condominium Development Seven (7) Units PROPOSED ZONING: R-3, Single-family PROPOSED USE: Single-family residential VARIANCESMIAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,344 adopted by the Little Rock Board of Directors on June 21, 2005, established Summit Heights Condominiums Short -form PD -R. The rezoning was from R-3 to PD -R to allow the development of the site with seven units of condominium housing. A. PROPOSAL/REQUEST: The applicant submitted a request dated June 21, 2006, requesting the current PD -R zoning be revoked and the previous R-3, Single-family District zoning classification be restored. The applicant has indicated the proposed residential development will not be constructed on the site as proposed. Per Section 36-454(d) the Owner may for cause request repeal of the ordinance establishing the development. B. EXISTING CONDITIONS: The site is a tree covered site with a steep grade change from Summit Street to Gill Street. Summit Street is a narrow street with no curb, gutter or sidewalk in place. The area is predominately residential with the immediate area being single-family. There are duplex and triplex units located to the south of the site along Summit Street and Markham Street. Uses to the east of the site along Gill Street include office/warehouse and further east is a private school complex. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents including the neighborhood association. The Capitol View Neighborhood Association, all residents, who could be identified, located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for the revocation of the current PD -R zoning classification and the restoration of the zoning classification to R-3. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request for the revocation of the current PD -R zoning classification and the restoration of the zoning classification to R-3. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. August 3, 2006 EM NO.: 15. NAME: Summit Heights Short -form PD -R Revocation LOCATION: located on North Summit Street, just South of Cantrell Road EVELOPER: Moses Tucker Real Estate c/o Jamie Moses 200 South Commerce Street, Suite 300 Little Rock, AR 72201 FNC;INFFR- AMR Architects 200 South Commerce Street, Suite 300 Little Rock, AR 72201 AREA: 0.94 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES: Condominium Development Seven (7) Units PROPOSED ZONING: R-3, Single-family PROPOSED USE Single-family residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Z-7839 Ordinance No. 19,344 adopted by the Little Rock Board of Directors on June 21, 2005, established Summit Heights Condominiums Short -form PD -R. The rezoning was from R-3 to PD -R to allow the development of the site with seven units of condominium housing. A. PROPOSAUREQUEST: The applicant submitted a request dated June 21, 2006, requesting the current PD -R zoning be revoked and the previous R-3, Single-family District zoning classification be restored. The applicant has indicated the proposed residential development will not be constructed on the site as proposed. Per Section 36- 454(d) the Owner may for cause request repeal of the ordinance establishing the development. August 3, 2006 ITEM NO.: 15. Cont, Z-7839 B. EXISTING CONDITIONS: The site is a tree covered site with a steep grade change from Summit Street to Gill Street. Summit Street is a narrow street with no curb, gutter or sidewalk in place. The area is predominately residential with the immediate area being single-family. There are duplex and triplex units located to the south of the site along Summit Street and Markham Street. Uses to the east of the site along Gill Street include office/warehouse and further east is a private school complex. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents including the neighborhood association. The Capitol View Neighborhood Association, all residents, who could be identified, located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for the revocation of the current PD -R zoning classification and the restoration of the zoning classification to R-3. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request for the revocation of the current PD -R zoning classification and the restoration of the zoning classification to R-3. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 2 FILE NO.: Z-7839 NAME: Summit Heights Condominiums Short -form PD -R LOCATION: Located in the 300 Block of North Summit Street DEVELOPER: Moses Tucker Real Estate c/o Jamie Moses 200 South Commerce Street, Suite 300 Little Rock, AR 72201 ENGINEER: AMR Architects 200 South Commerce Street, Suite 300 Little Rock, AR AREA: 0.94 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 5 R-3, Single-family Single-family residential NANO Condominium Seven Units FT. NEW STREET: 0 LF VARIAN CESNVAIVERS REQUESTED: A waiver of the required sidewalk along Summit Street A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of the 300 block of North Summit Street from R-3, Single-family to PD -R to allow the development of the site as Summit Heights Condominiums. The developer proposes the construction of a building containing seven owner -occupied units. The applicant has indicated the development will legally consist of Zero -Lot Line ownership to allow each resident the right to purchase an improved residential structure as well as a defined share of underlying property. The applicant has indicated in order to create a more neighborly environment, the developer intends to grant each owner by way of an Easement, Covenant and Restriction (ECR) agreement use of the common elements to include: access for the common driveway, use of FILE NO.: Z-7839 Cant. guest parking, access to the side and rear yards and other responsibilities intrinsic to ownership. The applicant has indicated due to the slope of the terrain the structure will be built with concrete, concrete block and steel rebar with masonry walls, brick veneer and pitched metal roofs. The applicant has indicated to capture the views from the site, the structure would also incorporate a series of cantilevered balconies and framed windows on the east fagade. The applicant has also indicated in an effort to 'blend' into the fabric of the neighborhood, the developer further intends to utilize architectural elements similar to the surrounding craftsman and bungalow structure while keeping many of the existing trees and natural landscaping presently available on the site. The applicant has indicated the project is viewed as an ideal site for development due to the proximity to downtown and mid -town while being located in an existing established neighborhood. The applicant has indicated the projected increase in cost and time to commute to central Little Rock from outlying areas is a force that the developer believes is significant and will prompt additional need for in -fill development near Little Rock's cultural and geographic center. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a steep grade change from Summit Street to Gill Street. Summit Street is a narrow street with no curb, gutter or sidewalk in place. The area is predominately residential with the immediate area being primarily single-family. There are duplex and tri-plex units located to the south of the site along Summit Street and Markham Street. Uses to the east of the site along Gill Street include office/warehouse activities. Further east is a private school complex. C. NEIGHBORHOOD COMME As of this writing, staff has received several informational phone calls from area residents indicating concern for the proposed development. All owners of property located within 200 feet of the site, all residents located within 300 feet of the site, that could be identified, and the Capitol View/Stifft Station Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. For on -street parking as proposed, widen to 22 -feet from centerline to back of curb. 2. For on-site access and parking, the main drive should be a minimum 20 -foot wide plus 9 -feet for the additional row of parallel parking. 3. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities on the site. Site 2 FILE NO.: Z-7839 Cont.) grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Show discharge location for all concentrated run-off from roof drains and parking areas to the Gill Street right-of-way. Drainage improvements may be required in the Gill Street right-of-way. 5. Storm water detention ordinance applies to the proposed development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 6" sewer main on site. The developer will be required to relocated existing line prior to the start of construction. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a zoning change from R-3 (Single Family District) to PD -R (Planned Development -Residential) to construct seven condominiums on six previously platted lots. The request does not require a change to the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: North Summit Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to 3 10.: Z-7839 (Cont. adjacent properties. These streets will require dedication of right-of-way and will require street improvements. City Recognized Neighborhood Action Plan: The property is located in an area covered by the Woodruff (Capital View -Stiff Station) Neighborhood Action Plan. The Neighborhood Image goal is to: "Preserve the rich cultural diversity and historical significance of the neighborhood by clearly identifying the image we want to portray." One objective relevant to that goal is "Encourage new architecturally compatible residential construction." The Community Development Goal is to "plan and implement community development projects that will improve the neighborhood such as rehabilitating older homes, building new infill homes, revitalizing commercial areas or providing needed community facilities." The proposed development is infill housing and could lead to additional improvements in the area. New construction on this site should be architecturally compatible with nearby residences. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. The minimum on-site width allowed for the street buffer is 7 '/2 feet. If additional street right-of-way will be necessary, then the 7 1/2 — foot minimum width will still be necessary to be provided. This requirement takes into account the reductions allowed within the designated mature area of the city. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and southern perimeters of the site. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling ordinance requirement can be given when properly preserving trees of 6 -inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was not present. Staff presented an overview of the proposed request indicating they would meet with the applicant individually to discuss the outstanding technical issues related to the request. 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 concerns raised at the May 5, 2005, Subdivision Committee meeting. The applicant has increased the driveway widths to allow for maneuvering on the site. The applicant has indicated the drive will be a one-way drive entering from the south and exiting to the north. The applicant has also indicated the internal width of the drive will be 28 -feet to allow backing room and a row of parallel parking on-site. The 4 FILE NO.: Z-7839 Cont. applicant has also indicated screening will be placed along the southern property line to screen the adjoining single-family property. The applicant has indicated screening will not be placed along the northern property line since the area abuts an overhead utility line and will not likely be developed as a residential use. The revised site plan also includes the placement of an eight -foot landscaped strip adjacent to the street. The applicant has indicated a portion of the site will be cleared to allow for building construction with the remainder of the site remaining wooded. The site plan includes the placement of parallel parking on the street. The applicant has indicated the desire to retain a strip of trees adjacent to the property line and the street right-of-way and is requesting a waiver of the required sidewalk construction. Staff is not supportive of this request. Staff feels the applicant should meet the minimum requirements of the Master Street Plan, which includes the placement of a sidewalk adjacent to the property frontage. The applicant has indicated 14 on-site parking spaces. The ordinance would typically require 10 on-site parking spaces for the development of seven multi -family units. The indicated parking would allow for two spaces per unit. The indicated parking is adequate to meet the minimum parking required per the Zoning Ordinance for a multi -family development. The applicant has indicated the topography of the site will be utilized and the units will appear two story from the street side and three story from the rear. The units are proposed with 2200 square feet of living space and a single car covered parking space. The applicant has indicated construction materials will be similar to materials currently used in the neighborhood. In staff's opinion, a metal roof is not appropriate for the development. The applicant has indicated compatibility with the existing residences. The structure with metal roofs in the area are predominately the non-residential uses. The applicant has indicated two development signs, one to be located at each driveway entrance. Staff is not supportive of the placement of two signs on the site. The applicant has also indicated the proposed signage will be 30 -inches high by 60 -inches long or 12.5 square feet in sign area. Staff feels there should be one development sign and the area should comply with signage allowed in multi -family zones per the Zoning Ordinance or 24 square feet in sign area. The applicant has also indicated discharge from roofs and drives will be distributed equally to the east side of the structure and water will be released without retention. Staff has concerns with the proposed release of water from the site. Currently water crosses Gill Street during rains and staff feels the applicant's proposed discharge will further aggravate the current drainage problems in the area. The applicant has indicated the development of five previously platted lots with seven units. The site contains .94 acres and is proposed to develop with an overall density of 7.44 units per acre. �1 FILE NO.: Z-7839 (Cont. Although staff is supportive of the proposed development, there are specific elements of the development plan staff is not supportive of including the requested waiver of the required sidewalk construction, the indicated signage plan and the indicated metal roof material. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the applicant had addressed their concerns with regard to roof materials, street construction, detention and signage. Staff stated they were now supportive of the applicant's request. Mr. Ralph Wilcox stated he had previously submitted a letter outlining his concerns and did not have any additional information to add. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated she felt the proposed development was a good sign for the neighborhood but felt the development was too intense for the site. She questioned if the units would in fact be owner occupied. Mr. Phil Watts addressed the Commission in opposition of the proposed request. He stated he felt the area was a beautiful historic area and the integrity should be maintained. He stated the area should not be changed from single-family to multi- family. He questioned why the developer did not contact the neighborhood. Commissioner Adcock questioned staff if the developer was aware there was an active neighborhood association. Staff stated they had contacted the neighborhood association but the notice was mailed to a previous president. The developer indicated he had contacted the Hillcrest Neighborhood Association. He stated he was not aware the Capitol View/Stifft Station Neighborhood Association covered the area. Ms. Kelly Lature addressed the Commission in opposition of the proposed request. She stated the notice was sent to the wrong president and the neighborhood had not had time to review the request. She stated she felt the site was the wrong site for a multi- family development. She stated there had been two -drug bust in the area and did not feel residents would pay premium prices for residences in this area. She stated a development of this intensity would increase traffic on residential streets, which were not designed for a great deal of traffic. Ms. Kelly Tippitt addressed the Commission in opposition of the proposed request. She stated she had questions for the developer that had not been addressed. She stated she had contacted the developer and he did not return her phone calls. She stated she had bought her home three years earlier and checked the zoning across the street. She R FILE NO.: Z-7839 (Cont.) was told the site was zoned for residential and would develop with single-family homes. She stated currently she looked out on the City and the Capitol. She stated once the site was developed she would be looking at buildings. She stated the proposed southern drive would be exiting in front of her home. She stated she also had concerns with the number of cars shining headlights into her living and bedrooms. Ms. Cheryl Vann Bates addressed the Commission in opposition of the proposed request. She stated she had lived in the area for a number years and the roads were not constructed to handle the additional traffic. She stated currently it was difficult to pull from her driveway due to street parking. She stated she was fearful of additional street parking and additional traffic. There was a general discussion concerning the proposed development and the occupancy of the units. The developer indicated the units would in fact be sold. Staff stated it was like any other single-family unit in the City. Staff stated this did not mean the unit could not be rented but the developer could not maintain the units as rental units. There was also a discussion concerning the proposed detention. Staff stated the site was less than one acre therefore detention did not apply. The developer indicated he would work with staff at the time of building permit to addresses staffs concerns with the current drainage problem across Gill Street. There was a general discussion concerning signage. The developer indicated he would amend his request to remove the sign for the proposed development plan. Staff presented a recommendation the developer meet with the neighborhood prior to the proposal being forwarded to the Board of Directors. The Commission indicated staff should be present at this meeting. A motion was made to approve the request as amended. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 7 May 26, 2005 ITEM NO.: 18 NAME: Summit Heights Condominiums Short -form PD -R LOCATION: Located in the 300 Block of North Summit Street DEVELOPER: Moses Tucker Real Estate c/o Jamie Moses 200 South Commerce Street, Suite 300 Little Rock, AR 72201 ENGINEER: AMR Architects 200 South Commerce Street, Suite 300 Little Rock, AR - AREA: 0.94 acres RRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 5 R-3, Single-family Single-family residential .� . Condominium Seven Units FILE NO.: Z - FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A waiver of the required sidewalk along Summit Street A. PROPOSAUREQUEST: The applicant is requesting a rezoning of the 300 block of North Summit Street from R-3, Single-family to PD -R to allow the development of the site as Summit Heights Condominiums. The developer proposes the construction of a building containing seven owner -occupied units. The applicant has indicated the development will legally consist of Zero -Lot Line ownership to allow each resident the right to purchase an improved residential structure as well as a defined share of underlying property. The applicant has indicated in order to create a more neighborly environment, the developer intends to grant each owner by way of an Easement, Covenant and Restriction (ECR) agreement use May 26, 2005 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-7839 of the common elements to include: access for the common driveway, use of guest parking, access to the side and rear yards and other responsibilities intrinsic to ownership. The applicant has indicated due to the slope of the terrain the structure will be built with concrete, concrete block and steel rebar with masonry walls, brick veneer and pitched metal roofs. The applicant has indicated to capture the views from the site, the structure would also incorporate a series of cantilevered balconies and framed windows on the east fagade. The applicant has also indicated in an effort to 'blend' into the fabric of the neighborhood, the developer further intends to utilize architectural elements similar to the surrounding craftsman and bungalow structure while keeping many of the existing trees and natural landscaping presently available on the site. The applicant has indicated the project is viewed as an ideal site for development due to the proximity to downtown and mid -town while being located in an existing established neighborhood. The applicant has indicated the projected increase in cost and time to commute to central Little Rock from outlying areas is a force that the developer believes is significant and will prompt additional need for in -fill development near Little Rock's cultural and geographic center. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a steep grade change from Summit Street to Gill Street. Summit Street is a narrow street with no curb, gutter or sidewalk in place. The area is predominately residential with the immediate area being primarily single-family. There are duplex and tri-plex units located to the south of the site along Summit Street and Markham Street. Uses to the east of the site along Gill Street include office/warehouse activities. Further east is a private school complex. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents indicating concern for the proposed development. All owners of property located within 200 feet of the site, all residents located within 300 feet of the site, that could be identified, and the Capitol View/Stifft Station Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. For on -street parking as proposed, widen to 22 -feet from centerline to back of curb. K May 26, 2005 SUBDIVISION ITEM NO.: 18(Cont.)FILE NO.: Z-7839 2. For on-site access and parking, the main drive should be a minimum 20 -foot wide plus 9 -feet for the additional row of parallel parking. 3. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities on the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Show discharge location for all concentrated run-off from roof drains and parking areas to the Gill Street right-of-way. Drainage improvements may be required in the Gill Street right-of-way. 5. Storm water detention ordinance applies to the proposed development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 6" sewer main on site. The developer will be required to relocated existing line prior to the start of construction. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. Count lannim: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a zoning change from R-3 (Single Family District) to PD -R (Planned Development -Residential) to construct seven condominiums on six previously platted lots. The request does not require a change to the Land Use Plan. 3 May 26, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7839 Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: North Summit Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets will require dedication of right-of-way and will require street improvements. City Recognized Neighborhood Action Plan: The property is located in an area covered by the Woodruff (Capital View -Stiff Station) Neighborhood Action Plan. The Neighborhood Image goal is to: "Preserve the rich cultural diversity and historical significance of the neighborhood by clearly identifying the image we want to portray." One objective relevant to that goal is "Encourage new architecturally compatible residential construction." The Community Development Goal is to "plan and implement community development projects that will improve the neighborhood such as rehabilitating older homes, building new infill homes, revitalizing commercial areas or providing needed community facilities." The proposed development is infill housing and could lead to additional improvements in the area. New construction on this site should be architecturally compatible with nearby residences. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. The minimum on-site width allowed for the street buffer is 7 '/2 feet. If additional street right-of-way will be necessary, then the 7 1/2 — foot minimum width will still be necessary to be provided. This requirement takes into account the reductions allowed within the designated mature area of the city. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and southern perimeters of the site. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling ordinance requirement can be given when properly preserving trees of 6 -inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was not present. Staff presented an overview of the proposed request indicating they would meet with the applicant individually to discuss the outstanding technical issues related to the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 May 26, 2005 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-7839 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing concerns raised at the May 5, 2005, Subdivision Committee meeting. The applicant has increased the driveway widths to allow for maneuvering on the site. The applicant has indicated the drive will be a one-way drive entering from the south and exiting to the north. The applicant has also indicated the internal width of the drive will be 28 -feet to allow backing room and a row of parallel parking on-site. The applicant has also indicated screening will be placed along the southern property line to screen the adjoining single-family property. The applicant has indicated screening will not be placed along the northern property line since the area abuts an overhead utility line and will not likely be developed as a residential use. The revised site plan also includes the placement of an eight -foot landscaped strip adjacent to the street. The applicant has indicated a portion of the site will be cleared to allow for building construction with the remainder of the site remaining wooded. The site plan includes the placement of parallel parking on the street. The applicant has indicated the desire to retain a strip of trees adjacent to the property line and the street right-of-way and is requesting a waiver of the required sidewalk construction. Staff is not supportive of this request. Staff feels the applicant should meet the minimum requirements of the Master Street Plan, which includes the placement of a sidewalk adjacent to the property frontage. The applicant has indicated 14 on-site parking spaces. The ordinance would typically require 10 on-site parking spaces for the development of seven multi -family units. The indicated parking would allow for two spaces per unit. The indicated parking is adequate to meet the minimum parking required per the Zoning Ordinance for a multi -family development. The applicant has indicated the topography of the site will be utilized and the units will appear two story from the street side and three story from the rear. The units are proposed with 2200 square feet of living space and a single car covered parking space. The applicant has indicated construction materials will be similar to materials currently used in the neighborhood. In staff's opinion, a metal roof is not appropriate for the development. The applicant has indicated compatibility with the existing residences. The structure with metal roofs in the area are predominately the non-residential uses. The applicant has indicated two development signs, one to be located at each driveway entrance. Staff is not supportive of the placement of two signs on the site. The applicant has also indicated the proposed signage will be 30 -inches high by 60 -inches long or 12.5 square feet in sign area. Staff feels there should be one development sign and the area should comply with signage allowed in multi -family zones per the Zoning Ordinance or 24 square feet in sign area. May 26, 2005 SUBDIVISION ITEM NO.: 98(Cont.)FILE NO.: Z-7839 The applicant has also indicated discharge from roofs and drives will be distributed equally to the east side of the structure and water will be released without retention. Staff has concerns with the proposed release of water from the site. Currently water crosses Gill Street during rains and staff feels the applicant's proposed discharge will further aggravate the current drainage problems in the area. The applicant has indicated the development of five previously platted lots with seven units. The site contains .94 acres and is proposed to develop with an overall density of 7.44 units per acre. Although staff is supportive of the proposed development, there are specific elements of the development plan staff is not supportive of including the requested waiver of the required sidewalk construction, the indicated signage plan and the indicated metal roof material. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the applicant had addressed their concerns with regard to roof materials, street construction, detention and signage. Staff stated they were now supportive of the applicant's request. Mr. Ralph Wilcox stated he had previously submitted a letter outlining his concerns and did not have any additional information to add. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated she felt the proposed development was a good sign for the neighborhood but felt the development was too intense for the site. She questioned if the units would in fact be owner occupied. Mr. Phil Watts addressed the Commission in opposition of the proposed request. He stated he felt the area was a beautiful historic area and the integrity should be maintained. He stated the area should not be changed from single-family to multi- family. He questioned why the developer did not contact the neighborhood. Commissioner Adcock questioned staff if the developer was aware there was an active neighborhood association. Staff stated they had contacted the neighborhood association but the notice was mailed to a previous president. The developer indicated May 26, 2005 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-7839 he had contacted the Hillcrest Neighborhood Association. He stated he was not aware the Capitol View/Stifft Station Neighborhood Association covered the area. Ms. Kelly Lature addressed the Commission in opposition of the proposed request. She stated the notice was sent to the wrong president and the neighborhood had not had time to review the request. She stated she felt the site was the wrong site for a multi- family development. She stated there had been two -drug bust in the area and did not feel residents would pay premium prices for residences in this area. She stated a development of this intensity would increase traffic on residential streets, which were not designed for a great deal of traffic. Ms. Kelly Tippitt addressed the Commission in opposition of the proposed request. She stated she had questions for the developer that had not been addressed. She stated she had contacted the developer and he did not return her phone calls. She stated she had bought her home three years earlier and checked the zoning across the street. She was told the site was zoned for residential and would develop with single-family homes. She stated currently she looked out on the City and the Capitol. She stated once the site was developed she would be looking at buildings. She stated the proposed southern drive would be exiting in front of her home. She stated she also had concerns with the number of cars shining headlights into her living and bedrooms. Ms. Cheryl Vann Bates addressed the Commission in opposition of the proposed request. She stated she had lived in the area for a number years and the roads were not constructed to handle the additional traffic. She stated currently it was difficult to pull from her driveway due to street parking. She stated she was fearful of additional street parking and additional traffic. There was a general discussion concerning the proposed development and the occupancy of the units. The developer indicated the units would in fact be sold. Staff stated it was like any other single-family unit in the City. Staff stated this did not mean the unit could not be rented but the developer could not maintain the units as rental units. There was also a discussion concerning the proposed detention. Staff stated the site was less than one acre therefore detention did not apply. The developer indicated he would work with staff at the time of building permit to addresses staff's concerns with the current drainage problem across Gill Street. There was a general discussion concerning signage. The developer indicated he would amend his request to remove the sign for the proposed development plan. Staff presented a recommendation the developer meet with the neighborhood prior to the proposal being forwarded to the Board of Directors. The Commission indicated staff should be present at this meeting. 7 May 26, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7839 A motion was made to approve the request as amended. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 0 ITEM NO.: 18 FILE NO.: Z-7839 NAME: Summit Heights Condominiums Short -form PD -R LOCATION: located in the 300 Block of North Summit Street 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. The indicated driveway width is not adequate to allow for the parallel parking along with the driveway and backing from the parking pads. Redesign the driveway to allow for all the indicated activities. 3. Will the parking pads be covered and/or enclosed? 4. Will there be a sign identifying the proposed development? If so provide the location of the proposed sign along with the details including height/area/location. 5. Identify the total building coverage, the total paved area and the total landscaped area for the proposed development. Variance/Waivers: Public Works Conditions: 1. With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. For on -street parking as proposed, widen to 22 -feet from centerline to back of curb. 2. For on-site access and parking, the main drive should be a minimum 20 -foot wide plus 9 -feet for the additional row of parallel parking. 3. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities on the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Show discharge location for all concentrated run-off from roof drains and parking areas to the Gill Street right-of-way. Drainage improvements may be required in the Gill Street right-of-way. 5. Storm water detention ordinance applies to the proposed development. Utilities and Fire Department/County Planning: Wastewater: Existing 6" sewer main on site. The developer will be required to relocated existing line prior to the start of construction. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 not located on a dedicated CATA bus route. Planning Division: Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. The minimum on-site width allowed for the street buffer is 7 'h feet. If additional street right-of-way will be necessary, then the 7 1/2 — foot minimum width will still be necessary to be provided. This requirement takes into account the reductions allowed within the designated mature area of the city. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and southern perimeters of the site. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling ordinance requirement can be given when properly preserving trees of 6 -inch caliper or larger. 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.