HomeMy WebLinkAboutZ-7875-C Staff AnalysisITEM NO.: 6. Z -7875-C
NAME: Taylor Park Subdivision Revised POD - Phase II
LOCATION: located on the West side of Taylor Park Boulevard just South of Kanis
Road
Planning 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. The notice must be mailed no later than May 5, 2010. The Office of
Planning and Development must receive the proof of notice no later than May 14,
2010.
2. Provide a copy of the Bill of Assurance for the subdivision in which this property is
located. The Bill of Assurance can be obtained from the Pulaski County Circuit
Clerk's Office.
3. A minimum of ten (10) percent of gross planned commercial mixed use district
(PCD) or planned office district (POD) area shall be designated as landscaped open
space not to be used for streets or parking.
4. A minimum of ten (10) to fifteen (15) percent of gross planned residential district
(PRD) areas shall be designated as common usable open space.
5. Single-family, duplex, zero -lot -line and townhouse developments shall have a
minimum of five hundred (500) square feet of usable private open space per unit.
6. What does the grading request include? What areas will be graded and what areas
will be maintained with the development.
---)1-7. Provide details on interior fencing, decks, proches and patios.
8. Does the request include general and professional office uses or 0-1, Quiet Office
uses as allowable uses.
9. Will the units be one or two story? Provide the maximum building height allowed in
the general notes section of the site plan.
10. Provide detail of the proposed construction materials for the units.
11. Based on the typical parking requirements the parking required for the office
development is 16 spaces. There are two spaces which appear to encroach into the
western land use buffer. Consider removing these spaces to allow for adequate
landscaping and buffering in this area or provide justification as to the need for these
additional spaces.
12. How will the buildings be oriented? Will the fronts face Taylor Park Boulevard,
internal or Kanis Road?
13. Provide details of the proposed signage both ground signage and building signage.
On what facade will the building signage be located?
14. Will any of the signage contain an electronic reader board?
15. Provide the maximum building height proposed for the office and residential
buildings in the general notes section of the site plan.
Variance/Waivers: A variance from the Land Alteration Ordinance to allow advanced
grading of the site.
Item # 6.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis
Road and Taylor Park Boulevard.
3. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvements to Kanis Road including 5 -foot
sidewalks with the planned development.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
5. 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) 379-1805 (Travis Herbner).
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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of excavation.
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
9. A variance is being requested to advanced grading with Phase 1. An explanation of
the request should be provided.
10. Handicap Access ramps should be installed to cross Taylor Park Boulevard at Kanis
Road and at the southern property line of Lot 59.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension with easements is required for this project.
Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center -Point Ener : 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. Contact Central Arkansas Water regarding
the size and location of the water meter. A Capital Investment Charge based on the
size of meter connection(s) will apply to this project in addition to normal charges. This
fee will apply to all connections including metered connections off the private fire
system.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
Item # 6.
County Planning: No comment.
CATA: No comment received.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Ellis Mountain Planning District. The
Land Use Plan shows Suburban Office and Residential Low Density for this property.
The applicant has requested to amend the previously approved Planned Office
Development to allow the construction of three additional residential buildings and two
office buildings. The mixture of these two uses coincides with the land use plan.
This area is not covered by a Neighborhood Plan.
Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor
Arterial. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site. Taylor Park Boulevard is a Local
Street. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets which are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as "Commercial Streets". These streets
have a design standard the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. The landscape ordinance requires a nine -foot (9') wide landscape strip, around the
office use properties entirety. It appears there is asphalt located within this area. A
variance must be obtained from the City Beautiful Commission prior to the issuance
of a building permit.
3. Otherwise, areas set aside appear to meet with City Ordinance.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, May 5, 2010.
Item # 6.
Graham Smith
P.O. Box 242146
Little Rock, AR 72223
501-217-8400
Fax 501-217-8401
May 4, 2010
This letter is a response to the questions and or concerns regarding Taylor
Park Subdivision Revised POD- Phase II
Planning Staff Comments:
1. Task completed
2. See attached Deed of Assurance provided by Pulaski County Clerk
3. Agreed to and shown on plat.
4. Agreed to and shown on plat.
5. Agreed
6. Our request is to be able to grade the office and residential lots at one time.
7. 6' wood privacy fence along the back side of each lot. Concrete patios at the
rear of each home. Builder/Developer will not construct any decks.
8. Request if for O-1 zoning for professional and quiet office use.
9. One story. Max building height will be 20' to mid section of roof.
10. Four sides brick, Architectural grade shingle roofs. Architecture and
materials used will compliment the existing homes in Taylor Park.
11. Will comply. See revised drawing.
12. Residential lots will face Taylor Park Blvd. Office lots # 59 and 60 will face
the parking lot as shown on drawing.
13. Signage for office lots will be on the North and East side. We request a
ground sign for each office lot not to exceed 6' tall and 64 sq ft in area to meet
the standards of the requested zoning.
14. No
15.20' to mid height of roof.
• Page 2
Public Works Conditions:
May 4, 2010
1. Will Comply
2. Will Comply
3. Will Comply
4. Will Comply
5. Will Comply
6. Will Comply
7. Engineer to check on capacity of existing detention basin; If existing basin is
inadequate developer will provide detention on lot 2 of existing POD.
8. Will Comply
9. Variance request is for both office and residential property.
10. Will Comply
Landscape:
2. Will comply. See revised drawing
Misc
Developer requests deferral of Kanis Rd improvements until lot 60 develops
Respectfully,
It
Graham Smith.
ITEM NO.: F. Z-78
NAME: Taylor Park Subdivision Revised POD - Phase II
LOCATION: located on the West side of Taylor Park Boulevard just South of Kanis
Road
Planning 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. The notice must be mailed no later than June 16, 2010. The Office of
Planning and Development must receive the proof of notice no later than June 25,
2010.
2. The site plan for the previously approved 'office lots' where the three unit building is
indicated must be revised. The previous plan indicated a single drive to serve the
office lots from Taylor Park Boulevard.
3. A minimum of ten (10) percent of gross planned commercial mixed use district
(PCD) or planned office district (POD) area shall be designated as landscaped open
space not to be used for streets or parking.
4. Single-family, duplex, zero -lot -line and townhouse developments shall have a
minimum of five hundred (500) square feet of usable private open space per unit.
5. What does the grading request include? What areas will be graded and what areas
will be maintained with the development.
6. Provide details on interior fencing, decks, proches and patios.
7. Does the request include general and professional office uses or 0-1, Quiet Office
uses as allowable uses.
8. Will the units be one or two story? Provide the maximum building height allowed in
the general notes section of the site plan.
9. Provide detail of the proposed construction materials for the units.
10. Based on the typical parking requirements the parking required for the office
development is 8 spaces. There are two spaces which appear to encroach into the
western land use buffer. Consider removing these spaces to allow for adequate
landscaping and buffering in this area or provide justification as to the need for these
additional spaces.
11. Provide details of the proposed signage both ground signage and building signage.
On what facade will the building signage be located?
12. Will any of the signage contain an electronic reader board?
13. Provide the maximum building height proposed for the office and residential
buildings in the general notes section of the site plan.
Variance/Waivers:
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
Item # F.
of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis
Road and Taylor Park Boulevard.
3. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvements to Kanis Road including 5 -foot
sidewalks with the planned development.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
5. 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) 379-1805 (Travis Herbner).
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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
9. Handicap access ramps should be installed to cross Taylor Park Boulevard at Kanis
Road and at the southern property line of Lot 59.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. Contact
Little Rock Wastewater for additional information.
Entergy: A ten foot under ground utility easement is required along all property lines.
Contact Entergy at 954-5151 for additional information.
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. Contact Central Arkansas Water regarding
the size and location of the water meter. A Capital Investment Charge based on the
size of meter connection(s) will apply to this project in addition to normal charges. This
fee will apply to all connections including metered connections off the private fire
system.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
Item # F.
Planning Division:
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. The landscape ordinance requires a nine -foot (9') wide landscape strip, around the
office use properties entirety. A variance from this requirement must be obtained
from the City Beautiful Commission prior to the issuance of a building permit.
3. The zoning buffer ordinance requires a nine (9) foot wide land use buffer along the
western property line. Seventy percent (70%) of this area is to remain undisturbed.
4. Screening will be required along the western perimeter where abutting residentially
zoned or used property.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, June 16, 2010.
Item # F.
FILE NO.: Z -7875-C
NAME: Taylor Park Subdivision Revised POD - Phase II
LOCATION: Located on the West side of Taylor Park Boulevard just South
of Kanis Road
DEVELOPER:
Graham Smith Construction LLC
13503 Kanis Road
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.68 acres
CURRENT ZONING
ALLOWED USES
NUMBER OF LOTS: 1
-09
FT. NEW STREET: 0 LF
Single-family residential attached and detached and Office
as allowed per the 0-3, General Office Zoning District
PROPOSED ZONING: POD
PROPOSED USE: Phase II - Single-family residential attached and Office as
allowed per the 0-1, Quiet Office Zoning District — Maintain
previous approvals for Phase I
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Planning Commission reviewed a request and recommended approval for Taylor
Park Long -form POD at their July 7, 2005, public hearing. The site plan included the
development of 22.9 acres containing a mixed-use development including office and
residential uses. The property fronting along Kanis Road would allow 0-3, General
Office District uses with the remainder of the site being developed with attached and
detached single-family residences. Ordinance No. 19,388 adopted by the Little Rock
Board of Directors on August 30, 2005, rezoned the site from R-2, Single-family to POD
establishing Taylor Park Long -form POD.
FILE NO.: Z-7875-G Cont.
Ordinance No. 19,635 adopted by the Little Rock Board of Directors on November 21,
2006, allowed a revision to the POD by allowing the height and area of the subdivision
identification sign to be increased.
On February 25, 2010, the Planning Commission denied a request to allow the property
owner located at 2 Chapman Lane to maintain a wood deck and a pergola surrounded
with a six-foot wood fence which had been constructed without a permit and across a
platted building line and within a ten (1 o) foot utility easement. The denial request was
not appealed to the Board of Directors. The property owner has decreased the height
of the fence, removed the pergola beyond the building line and is to raise the grade of
the lot around the deck to comply with typical ordinance standards for single-family
development.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The developer of the Taylor Park Subdivision has now purchased 1.68 acres
located on the west side of Taylor Park Boulevard and is proposing the
construction of the 2nd Phase of the subdivision. The development is proposed
with two (2) office buildings each containing 3,375 square feet and a shared
parking lot. The parking is proposed with a single access point to Taylor Park
Boulevard. The development will also contain eleven (11) common wall patio
homes located on individual lots and constructed similar to the existing attached
homes within the existing subdivision. The new residential units will be located in
three (3) buildings with two (2) buildings containing four (4) units and one (1)
building containing three (3) units. The building envelope is indicated containing
2,890 square feet. Each of the units will contain a garage. The homes will have
individual driveway accesses to Taylor Park Boulevard. The development will
be constructed in phases with the residential units constructed in the first phase.
The office buildings will be constructed as the market demands.
The request includes a variance from the City's Land Alteration Ordinance to
allow grading of the entire area with the initiation of Phase I. The development
will contain a retaining wall along a portion of the western perimeter. A note on
the site plan indicates a maximum wall height of ten (10) feet. The request
includes a deferral of the required street improvements to Kanis Road until the
development of Lot 60, the lot adjacent to the street frontage.
The property is not covered under a bill of assurance.
B. EXISTING CONDITIONS:
The property proposed for development is presently a vacant tract with a
scattering of trees. The Taylor Park Subdivision has developed with single-family
homes both attached and detached. It appears the majority of the attached units
have been constructed and only a few lots remain for the detached single-family
homes. The office portion of the development along Kanis Road has not been
2
FILE NO.: Z -7875-C (Cont.
initiated. The developer does occupy a structure along Kanis Road as his
construction and sales office.
Street improvements to Kanis Road were completed with the first Phase of the
Taylor Park Subdivision. Taylor Park Boulevard has also been constructed with
a sidewalk along the eastern side.
The area has not changed much since the original approval. The area remains
single-family with homes located on large lots. The area to the south is
developing as the Woodlands Edge Subdivision. To the west of this site a new
street, Woodlands Edge Trail, has been constructed from Kanis Road to the
south accessing the Woodlands Edge Subdivision. This area is zoned PCD for
future development of office and commercial uses. The area to the north
includes two properties zoned as planned developments for office uses and a
third property to the northeast is also zoned for office use. The remaining area is
single-family homes located on large lots or parcels.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site, all residents
who could be identified located within 300 feet of the site, the Parkway Place
Property Owners Association, the Gibraltar Heights/Pointe West/Timber Ridge
Property Owners Association and the Woodlands Edge Community Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Taylor Park Boulevard.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Kanis Road
including 5 -foot sidewalks with the planned development.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. 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) 379-1805 (Travis Herbner).
3
FILE NO.: Z -7875-C (Cont.
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. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of excavation.
7. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. A variance must be approved from the Land Alteration Ordinance to allow
the developer to advanced grade with Phase 1.
10. Handicap access ramps should be installed to cross Taylor Park Boulevard
at Kanis Road and at the southern property line of Lot 59.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension with easements is required for this project.
Contact Little Rock Wastewater for additional information.
Entergy: A ten (10) foot underground utility easement is required. Contact
Entergy for additional information.
Center -Point Ener : 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. Contact Central Arkansas
Water regarding the size and location of the water meter. A Capital Investment
Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: No comment received.
Parks and Recreation: No comment received.
Id
FILE NO.: Z -7875-C iCont.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Suburban Office and Residential Low Density for this
property. The applicant has requested to amend the previously approved
Planned Office Development to allow the construction of three additional
residential buildings and two office buildings. The mixture of these two uses
coincides with the land use plan.
This area is not covered by a Neighborhood Plan.
Master Street Plan: Kanis Road is a Minor Arterial, A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Kanis Road
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site. Taylor
Park Boulevard is a Local Street. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". These streets have a design standard the
same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The landscape ordinance requires a nine -foot (9') wide landscape strip,
around the office use properties entirety. A variance from this requirement
must be obtained from the City Beautiful Commission prior to the issuance of
a building permit.
3. The zoning buffer ordinance requires a nine (9) foot wide land use buffer
along the western property line. Seventy percent (70%) of this area is to
remain undisturbed.
4. Screening will be required along the western perimeter where abutting
residentially zoned or used property.
G. SUBDIVISION COMMITTEE COMMENT: (April 29, 2010)
Mr. Scott Hurley and Mr. Joe White were present representing the request. Staff
presented an overview of the development stating additional information was
necessary to allow a complete review of the proposed development. Staff
requested information concerning fences, decks, porches and patios allowed
within the single-family portion of the development. Staff also questioned the
E NO.: Z -7875-C _ Cont.
orientation of the office buildings located along Kanis Road. Staff stated building
signage should be addressed through the review process.
Public Works comments were addressed. Staff requested clarification on the
request for advanced grading. Mr. White stated the office buildings would not be
constructed in the initial phase but the request was to clear the office portion of
the site with the construction of the residential homes. Staff stated the
stormwater detention ordinance would apply to development of the site. Mr.
Hurley questioned if the City would accept an in -lieu contribution. Staff stated
they would not accept an in -lieu contribution and the development should provide
the required detention. Mr. Hurley stated the developer was requesting a
deferral of the required street improvements to Kanis Road until the development
of the office lot abutting Kanis Road.
Landscaping comments were addressed. Staff stated a portion of the parking
located along the western perimeter was located within the required land use
buffer areas. Staff stated the zoning buffer ordinance requires the placement of
a nine (9) foot wide land use buffer along the western perimeter of the site. Staff
stated seventy percent (70%) of the buffer area was to remain undisturbed.
Mr. White questioned if the back -out area was constructed of a pervious
pavement if the back -out area could remain. Staff stated the pervious pavement
would be allowed within the land use buffer area.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional 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 cover letter and site plan to staff addressing
the issues raised at the April 29, 2010, Subdivision Committee meeting. The
applicant has indicated the existing stormwater detention facility will be reviewed
to determine if the area is adequate to serve the additional area. If the existing
stormwater detention facility is not adequate additional stormwater detention will
be provided with the new development.
The development will be constructed in phases with the residential units
constructed in the first phase. The office buildings will be constructed as the
market demands.
The request includes a variance from the City's Land Alteration Ordinance
requirements to allow grading of the entire 1.68 acres with the construction of the
first phase of the development. The site plan indicates a maximum wall height of
10 feet along the western perimeter which is an allowable height under the Land
Alteration Ordinance.
9
FILE NO.: Z -7875-C Cont.
The request includes a deferral of the required street improvements to Kanis
Road until the development of Lot 60, the lot adjacent to the street frontage.
Staff is supportive of the deferral request for a period of five years, until the
development of Lot 60 or until adjacent development occurs whichever occurs
first. The property has approximately 100 feet of street frontage with an existing
taper on Kanis Road into Taylor Park Boulevard. Staff feels the deferral request
will not significantly impact access to the existing street or to Kanis Road.
The development proposes construction of two (2) office buildings each
containing 3,375 square feet and a shared parking lot. The development is
proposed with a single access point to Taylor Park Boulevard. There are twenty
(20) parking spaces proposed to serve the new buildings. The office use would
typically require a total of sixteen (16) parking spaces. The site plan indicates a
back out area within the western land use buffer area. A note on the site plan
indicates this area as a permeable landscape pavement.
The proposed use of the office buildings are the uses as allowed in the 0-1,
Quiet Office District Zoning District. The hours of operation are typical office
hours.
The fronts of the office buildings will face into the parking lot. The applicant is
requesting building signage to be allowed on the fronts of the buildings, which will
not have street frontage, and along the eastern fagade of the buildings adjacent
to Taylor Park Boulevard. The maximum sign area for the proposed building
signage is ten (10) percent of the facade area on the fagade the signage is
placed. Ground signage for the office development is proposed on each of the
individual lots. The signage is proposed consistent with signage allowed in office
zones or a maximum of six (6) feet and a maximum sign area of sixty-four (64)
square feet in area which is consistent with signage allowed in office zones. The
development is not proposed with electronic signage.
The development will also contain eleven (11) common wall patio homes located
on individual lots and constructed similar to the existing attached homes within
the existing subdivision. The new residential units will be located in three (3)
buildings with two (2) buildings containing four (4) units and one (1) building
containing three (3) units. The residential lots average thirty-four (34) feet by one
hundred fifteen (115) feet. The building envelope is indicated containing 2,890
square feet. Each of the units will contain a single car garage. The homes will
have individual driveway accesses to Taylor Park Boulevard. The driveway width
will allow for parking of an additional vehicle outdoors. The units will be
constructed with four sides of brick and architectural grade singles will be used
for roofing materials. The maximum building height proposed is twenty (20) feet
at mid height. The units will contain an at grade patio. No decks, porches or
pergolas will be allowed on the units wi ut Lor approval by th Y afT -6
Rock through_a revis`�on to the -POD: The units will be allowed fencing as allowed
pee the z ion ng ordinance for residentially zone prope
7
FILE NO.: Z -7875-C Cont.
The structures will be placed with a minimum setback from Taylor Park
Boulevard of twenty (20) feet. A thirty (30) foot setback is proposed along Kanis
Road. The units will have a rear yard setback of 20 feet from the western
perimeter. The side yard setback for the units which are not attached is five (5)
feet.
The site plan indicates a minimum of ten percent of the gross planned office
district area will be designated as landscaped open space. The developer also
indicates a minimum of five (500) square feet of usable private open space will
be provided for each of the townhouse units. The residential portion of the
development will not provide a minimum of ten (10) to fifteen (15) percent of the
area designated as common usable open space.
The majority of the site is indicated on the City's Future Land Use Plan as
Suburban Office with a small portion of the site indicated as Residential Low
Intensity. The Suburban Office Classification allows for low intensity
developments of office or office parks in close proximity to lower density
residential areas to assure compatibility. The Residential Low Intensity
classification allows for the development of single family homes at a density not
to exceed six (6) dwelling units per acre. Residential development typical
characteristics of this land use classification are conventional single family
homes, but may also include patio or garden homes and cluster homes. The
residential portion of Phase I of the Taylor Park Subdivision allowed to develop
with a density of 7.2 units per acre. The current request is to allow a density of
9.49 units per acre. When combining the Phase I portion of the Taylor Park
Subdivision and this additional phase the overall density of the development is
6.99 units per acre.
Staff is supportive of the request. The office portion proposed for development is
consistent with the City's Future Land Use Plan. Only a small portion of the
development is indicated within the Residential Low Intensity classification. The
remainder of the Taylor Park Subdivision is indicated as Residential Low
Intensity which has developed with an overall density in excess of the typical
standards of the land use classification. Staff is unaware of any negative impacts
the density at which the subdivision has developed has caused the subdivision or
the area. The development is mostly built -out with only a few of the detached
residential lots remaining. Staff feels the development of this 1.68 acres with two
(2) small office buildings and eleven (11) attached residential units is an
appropriate development for this site.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
0
FILE NO.: Z -7875-C (Cont.
Staff recommends approval of the variance request from the City's Land
Alteration Ordinance to allow grading of the entire site with the development of
the first phase.
Staff recommends approval of the deferral request of the required street
improvements to Kanis Road for a period of five (5) years, until adjacent
development occurs or until the development of Lot 60 of the Taylor Park
Subdivision which ever occurs first.
PLANNING COMMISSION ACTION: (MAY 20, 2010)
Mr. Graham Smith was present representing the request. There were a number of
registered objectors present. Staff presented the item with a recommendation of
approval of the item along with the variance request from the City's land alteration
ordinance requirements and the request for the street deferral.
Mr. Smith addressed the Commission stating Taylor Park Subdivision was developed
with 119 attached and detached homes. He stated of the 119 lots 116 homes had sold
with three (3) lots remaining to develop. He stated his request was to allow the addition
of eleven (11) attached units and two (2) office buildings on property recently purchased
located on the west side of Taylor Park Boulevard.
Mr. Chia -Chu Chiang addressed the Commission in opposition of the request. He
stated the development was a residential area with only one access to Kanis Road. He
stated commercial development was not appropriate for the site.
Ms. Jennifer Freyman addressed the Commission in opposition of the request. She
stated was not wholly opposed to the request but was opposed to the attached units
and the office development. She stated she felt the development would be better if
developed with detached homes around the perimeter in keeping with the remainder of
the development. She stated the attached units with garages in the front were not
desirable. She stated traffic and safety were a concern at the entrance to the
subdivision. She questioned the office parking lot accessing the residential street and
stated a better access would be on Kanis Road.
Mr. Tony Nobile addressed the Commission in opposition of the request. He stated the
subdivision was three years old and was developed with a mixture of attached and
detached homes. He stated the attached homes contained a two (2) car garage with
alley access. He stated the perimeter homes also contained a front loaded two (2) car
garage. He stated with the development of the eleven (11) attached units the feel of the
neighborhood would be changed. He stated the attached units on the perimeter would
go against the overall development plan and change the model of the neighborhood.
He stated the units were proposed with a single car garage and a two car driveway. He
stated the residents were not opposed to the overall development only the placement of
the attached units which was out of character with the other homes in the area. He
9
FILE NO.: Z-7875-C(Cont.)
stated with an alternate plan Mr. Smith could construct detached units and based on the
sales price could command a higher value thus generating a similar profit for the
developer. He also questioned if the office building had sufficient parking and if the
parking proved to be inadequate where would the visitor park. He stated the street was
not adequate to handle the residential traffic and overflow parking for the office uses.
Ms. Grace Ellen Rice addressed the Commission stating her concerns were the same
as Mr. Nobile's but she questioned if the development would be assessed to assist in
paying the improvement district taxes. She stated she understood the Commission was
not bound by, but could review Bills of Assurances when deciding an issue. She stated
she was also concerned there were no homeowners on the improvement district board.
She stated she had concerns with the placement of eleven (11) units and felt the
residents within Taylor Park would see a ribbon of concrete when entering the
subdivision. She stated Graham Smith should be proud of what he had build and not
want to bring down the development with a development so out of character with the
area.
Mr. Jeff Jones addressed the Commission in opposition of the request. He stated his
area of concern was related to traffic and the two office buildings. He stated the
commercial development would increase congestion at the intersection of Taylor Park
Boulevard and Kanis Road. He stated Mr. Smith was a good developer and felt the new
construction should look like the remainder of the homes on the perimeter of the
development.
Ms. Margaret Birdsong addressed the Commission in opposition of the request. She
stated Kanis Road was still a rural road. She stated Kanis Road was narrow and was it
was difficult to access Kanis Road from the subdivision during peak travel times. She
stated there were a number of empty office buildings located on Kanis Road as well as
within the remainder of the City. She stated it was important a buffer be provided
between the residential and non-residential uses.
Ms. Beverly Foster addressed the Commission in opposition. She stated it was
important to maintain trees when developing in the City. She requested the
Commission come to the neighborhood and visit with the homeowners to see why they
were so passionate about issues which concerned the neighborhood.
Mr. Gary Korte addressed the Commission with concerns. He stated traffic and access
were his concerns. He stated with the development of two (2) office buildings on the
west sharing a driveway and the development of two (2) office buildings on the east with
individual driveways allowing three (3) drives to serve office development would
generate a great deal of traffic on the residential street.
Ms. Joann Riley addressed the Commission in opposition. She stated it was difficult to
get in and out of the neighborhood presently. She stated the addition commercial
development would increase traffic on the residential street creating additional danger to
the area residents.
10
FILE NO.: Z -7875-C (Cont.
Additional attendees who filled out a card but did not wish to speak included — Mr. Ron
Jones, Mr. Horace Walters, Ms. Ethel Walters, Mr. Joe Stephens, Ms. Ida Daniels, Ms.
Rita Chappell, Ms. Shirley Pharis, Ms. Dana Downes, Ms. Peggy Dowd, Mr. Vernon
Gould, Ms. Hilda Dillinger, Ms. Nina Bennett and Ms. Patty Snipes.
Mr. Smith addressed the Commission addressing residents concerns. He stated Taylor
Park Boulevard was constructed to a commercial street standard. He stated the
development in 2005 was developed with seven (7) units per acre and the current
development was to allow 6.9 units per acre. He stated the attached units were rear
loaded units -but the perimeter units did have front garages and driveways. He stated
the office building would be set 30 feet from Kanis Road and 20 feet from Taylor Park
Boulevard. He stated he was not looking to cheapen anything. He stated in typical
subdivision development the developer put the lesser value homes near the entrance to
the subdivision and the more expensive homes in the rear. He stated the homes
located at the font of the subdivision would not command has high a value as the
homes located further back. He stated the attached units would be easier to sell than
detached units. He stated when homes in a subdivision did not sell this brought the
value of the remaining homes down. Mr. Smith stated the office uses would be quiet
office uses. He stated his plans included moving his office to one of the office buildings.
He stated the office would look like a residential unit with architectural shingles, brick
similar to the brick within the subdivision, and no overhead signage. Mr. Smith stated
he would be willing to defer the item to meet with the neighbors to discuss options for
development of the site.
The Chair questioned Mr. Smith if he was requesting a deferral of the item. Mr. Smith
stated he was requesting a deferral of the item to the July 1, 2010, public hearing. The
Chair entertained a motion of approval of the deferral request. The motion carried by a
vote of 6 ayes, 0 noes and 5 absent.
SUBDIVISION COMMITTEE COMMENT:
(June 10, 2010)
The item was returned to the Subdivision Committee on June 10, 2010. Staff stated the
plan had been revised to include property on the east and west sides of Taylor Park
Boulevard. Staff stated the development was now proposed with three (3) units of
detached housing, two (2) buildings containing four (4) units and one (1) building
containing three (3) units of attached housing and a single office building. During the
Committee meeting there was a great deal of discussion concerning the driveway
located on Taylor Park Boulevard to access Lot 1 located on the east side of Taylor
Park Boulevard. Staff has reviewed the file and it appears with the final approval a drive
access was provided to Lot 1 with the elimination of a drive access located on Kanis
Road. Other topics of discussion were details of proposed perimeter fencing, the
proposed use of the office portion of the site and details of proposed. signage.
Public Works comments were addressed. Staff stated the ordinance typically did not
allow a driveway less than 300 -feet from an intersection. Staff stated the drive on
Taylor Park Boulevard would require a variance from the Subdivision Ordinance and the
11
FILE NO.: Z -7875-C (Cont.
Master Street Plan to allow the drive as indicated. Staff stated all grading activities
would require approval prior to beginning construction. Staff stated handicap access
ramps should be installed to cross Taylor Park Boulevard at Kanis Road at the southern
property lot line of Lot 59.
ANALYSIS: - Revised Plan
The applicant submitted a revised site plan to staff addressing a number of the issues
raised at the June 10, 2010, Subdivision Committee meeting. The revised plan
indicates the placement of three (3) detached single-family homes along the southern
perimeter of the development, two (2) buildings of attached housing each containing
four (4) units and an office building all located on the west side of Taylor Park
Boulevard. On the east side of Taylor Park Boulevard a building of attached units is
indicated. The building is proposed containing three (3) units. The revised plan
indicates a six (6) foot wide privacy fence along the rear of each of the lots. Interior
fencing will be allowed per the R-2, Single-family zoning district. The development will
not contain decks. Decks will only be allowed per a revision to the POD by the
homeowner.
The structures will be placed with a minimum setback from Taylor Park Boulevard of
twenty (20) feet. A thirty (30) foot setback is proposed along Kanis Road for the office
building. The units will have a rear yard setback of 20 feet. The detached units will
have five (5) foot side yard setbacks.
The developer has indicated the proposed use of the office portion of the site will be
0-1, Quiet Office users. The site plan indicates the placement of a 3,375 square foot
office building located on Lot 59. The maximum building height proposed is 20 -feet to
the mid-section of the roof. The building is proposed with 20 parking spaces. The
zoning ordinance would typically require eight (8) spaces to serve an office use this
size. Two (2) of the spaces are shown encroaching into the required land use buffer
along the western perimeter. Staff recommends two (2) of the spaces be removed to
allow for the proper buffer width.
Signage for the office portion of the development is a single ground mounted sign not to
exceed six (6) feet in height and sixty-four (64) square feet in area. Building signage is
proposed on the north and east facades. Building signage will comply with signage
typically allowed in office zones or a maximum of ten (10) percent of the facade area.
The residential portion of the development is proposed containing 18.02 acres. Within
the existing subdivision 120 units of attached and detached homes have been
constructed and an additional fourteen (14) units are proposed with the new
development. An overall density of 7.44 units per acre is proposed. The original
development allowed a density of 7.2 units per acre. Although the development is
slightly increasing the overall density staff is still supportive of the development. As
12
FILE NO.: Z -7875-C (Cont.
indicated previously this area is indicated as Suburban Office on the City's Future Land
Use Plan. Staff feels the development allows for a good transition between Kanis Road
and the residential uses located within the subdivision.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends the western -most two (2) parking spaces be removed to allow for the
proper land use buffer width in this area.
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were registered objectors present. Staff presented the item stating the applicant
had submitted a request dated June 30, 2010, requesting a deferral of the item to the
August 12, 2010, public hearing. Staff stated the deferral request would require a
waiver of the Commission's By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. A motion was made to approve 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 approval of the item on the
consent agenda as presented by staff. 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 addressing a number of the issues
raised at the June 10, 2010, Subdivision Committee meeting. The revised plan
indicates the placement of eleven (11) detached single-family homes and an office
building. The developer has indicated the new homes will be constructed with similar
construction materials and architectural elements as the existing detached homes in the
subdivision. The revised plan indicates a six (6) foot wide privacy fence along the rear
of each of the lots. Interior fencing will be allowed per the R-2, Single-family Zoning
District. The development will not contain decks only at grade patios. Decks will only
be allowed per a revision to the POD by the homeowner.
The structures will be placed with a minimum setback from Taylor Park Boulevard of
twenty (20) feet. A thirty (30) foot setback is proposed along Kanis Road for the office
building. The units will have a rear yard setback of 20 feet. The units are proposed with
a five (5) foot side yard setback.
The developer has indicated the proposed use of the office portion of the site will be
0-1, Quiet Office users. The site plan indicates the placement of a 3,375 square foot
office building located on Lot 59. The maximum building height proposed is 20 -feet to
13
FILE NO.: Z -7875-C Cont.)
the mid-section of the roof. The building is proposed with 20 parking spaces. The
zoning ordinance would typically require eight (8) spaces to serve an office use this
size. Two (2) of the spaces are shown encroaching into the required land use buffer
along the western perimeter. Staff recommends two (2) of the spaces be removed to
allow for the proper buffer width.
Signage for the office portion of the development is a single ground mounted sign not to
exceed six (6) feet in height and sixty-four (64) square feet in area. Building signage is
proposed on the north and east facades. Building signage will comply with signage
typically allowed in office zones or a maximum of ten (10) percent of the facade area.
The residential portion of the development is proposed containing 18.02 acres. Within
the existing subdivision 120 units of attached and detached homes have been
constructed and an additional Eleven (11) units are proposed with the new
development. An overall density of 7.26 units per acre is proposed. As indicated
previously this area is indicated as Suburban Office on the City's Future Land Use Plan.
Staff feels with the development as proposed allows for a good transition between Kanis
Road and the residential uses located within the subdivision.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends the western -most two (2) parking spaces be removed to allow for the
proper land use buffer width in this area.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
Mr. Graham Smith was present representing the request. There were registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation the western -most two (2) parking spaces be removed to allow for the
proper land use buffer width in this area.
Mr. Graham Smith addressed the Commission stating he had worked with staff and the
neighbors to develop a plan he felt would benefit the neighborhood. He stated the
homes would be constructed of materials similar to the existing homes in the
neighborhood. He stated the homes would all have two (2) car garages and paved
driveways. He stated he had reduced the number of office buildings from two (2) to one
(1). He stated he agreed with staff concerning the removal of the two (2) western most
parking spaces. He stated Taylor Park Boulevard had been constructed to collector
street standard with 36 feet of pavement within a 60 foot right of way. He stated the
street could more than handle the traffic of the additional homes and the future office
development.
14
FILE NO.: Z -7875-C (Cont.
Ms. Grace Ellen Rice addressed the Commission in opposition of the request. She
stated on June 30, 2010, a petition was forwarded to the Commission with 76 percent of
all residents of Taylor Park signing the petition in opposition of Mr. Smith's proposal at
the time. She stated the submission by Mr. Smith on April 12th included the
development of attached residential units along the western perimeter of Taylor Park
Boulevard in addition to two (2) office buildings. She stated the plan was later modified
and based on the modification the residents began the petition drive. She stated the
residents were glad Mr. Smith had made the changes in the latest version and felt they
were steps in the right direction. She stated with the revised plan a number of the
residents supported the plan but there were still concerns raised by the neighbors. She
stated the use of Taylor Park Boulevard for the additional homes and the office
development was a concern. She stated having two (2) drives for office development
onto Taylor Park Boulevard raised concerns for safety and parking especially with the
eleven (11) additional residential drives to be located on the street.
Ms. Rice stated another concern was the lack of green space. She stated the residents
desired the removal of the office building and placing addition green space at the
entrance to the subdivision. She stated the office market was over built as was
apparent in office buildings which sat vacant along Kanis Road near Bowman Road.
She questioned what restrictions the Commission would place on the developer to limit
the scraping of the site. She stated a number of times sites were cleared and no
landscaping was placed on the site for years.
Ms. Rice stated there were also a number of concerns by the residents which was not
under the Commissions purview. She questioned if the new homes would be a part of
the existing improvement district. She requested Mr. Smith meet with the residents or a
representative group to discuss the residents concerns. She stated the residents could
be helpful partners along side Mr. Smith in the neighborhood if he would only talk with
the residents.
Ms. Ida Daniels did not wish to address the Commission but did want to go on record
with opposition.
Ms. Angie Greer addressed the Commission in opposition of the request. She stated
her concerns were with the office development. She stated the addition of office on the
street would raise safety concerns. She stated Taylor Park Boulevard was the only
entrance into the neighborhood. She stated her other concern was with the removal of
the trees. She stated without the trees as a buffer the noise and air pollution from Kanis
Road would be increased.
Ann Jones addressed the Commission in opposition of the request. She stated she
applauded Mr. Smith with the development of detached homes with two (2) car garages.
She stated she did not support the office building at the entrance to the subdivision.
She stated she was also opposed to the development because of the lack of green
space.
15
FILE No.: Z -7875-C cont.
Ms. Joni Riley addressed the Commission in opposition of the request. She stated the
lack of green space and no buffer between the homes and Kanis Road would lessen the
quality of life for the residents of the subdivision.
Mr. Smith stated the street had been constructed in a manner as to allow for the office
development. He stated in the 2066 plan office was proposed along Kanis Road and
the City's Future land Use Plan indicated office for this area. He stated the design of
the new homes would be such to match the existing homes in the neighborhood. He
stated he could not address the lack of green space.
The Commission questioned if advanced grading was being requested. Mr. Smith
stated due to the grade changes the entire area would require grading to allow for fill
along the southern perimeter. He stated the area would be seeded and landscaped as
required by the City ordinances.
The Commission questioned if the homes would be included in the improvements
district. Mr. Smith stated there were two (2) improvement districts for the existing
subdivision. He stated one was a recreational improvement district which took care of
lawn maintenance. He stated the second was to fund the improvements for the
subdivision. He stated the new homes would be included in the improvement district
but there would be cost associated with bringing the infrastructure to the new lots. He
stated he was not sure if the additional homes would allow the improvement district
bonds to be paid out sooner but felt this would be the case.
The Commission questioned neighborhood meetings with residents. Mr. Smith stated
he was willing to meet with residents on a one on one basis or with small groups. He
stated he did not call a neighborhood meeting. He stated Mr. Nobile had met with the
residents and passed along his proposal to the residents.
Mr. Gary Korte addressed the Commission stating Mr. Smith had not been receptive to
meeting with the neighborhood. He stated Mr. Nobile was not a spokes person for the
neighborhood. He stated there had been one meeting in the cul de sac early on but no
other meetings were held.
There was a general discussion by the Commission and Mr. Smith concerning the
development and the availability for neighborhood meetings. Mr. Smith stated his office
was located near the entrance to the subdivision and he and his staff was available to
meet with residents as they desired. He stated there were a number of residents who
had come to him requesting additional information concerning the development. He
stated a number of the original persons who opposed the development were now in
support.
The Commission question Ms. Rice as to if she had met with Mr. Smith. She stated she
had not and was not aware of the eight to ten persons Mr. Smith was referring to that
were now in support. She stated she felt the revision was a step in the right direction
but there were still a number of concerns. Commissioner Yates stated the office portion
16
FILE NO.: Z -7875-C (Cont.
of the development was not going to get a curb cut from Kanis Road. He stated that
was the reason for the design of Taylor Park Boulevard. She stated there were a
number of legal issues associated with the improvement district board and the
representation. Chairman Yates stated that was not a land use or zoning issue.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes, 3 absent and 1 open position.
17