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HomeMy WebLinkAboutZ-7875-D Staff Analysis111114=1[6a ".YM91 NAME: Taylor Park Lot 57A - 57C Revised Long -form POD LOCATION: Located on the Southwest corner of Kanis Road and Taylor Park Boulevard 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 NUMBER OF LOTS: 1 Z•O FT. NEW STREET: 0 LF ALLOWED USES: Single-family residential attached and detached and Office as allowed per the 0-3, General Office Zoning District PROPOSED ZONING PROPOSED USE: 0 Single-family for Lots 57A — 57C 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-D (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 (10) 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. Ordinance No. 20,317 adopted by the Little Rock Board of Directors on September 21, 2010 allowed the construction of the 2nd Phase of the subdivision. The approval allowed two (2) office buildings each containing 3,375 square feet and a shared parking lot located along Kanis Road. The parking was proposed with a single access point to Taylor Park Boulevard. The development also contained the construction of two single-family homes on the east side of Taylor Park Boulevard and five single-family homes on the west side of Taylor Park Boulevard. The single-family homes have been constructed. The office buildings have not been developed. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property contains 0.44 acres and is at the southwest corner of Kanis Road and Taylor Park Boulevard. The property has a previously approved site plan to allow the development of two (2) office buildings each containing 3,375 square feet and a shared parking lot. The applicant has indicated the office market is not as strong in this area as the residential market and he is now proposing to construct three single-family homes on the site. The building envelopes, construction materials and amenities of the homes will be similar to the homes previously developed in the subdivision. In addition the developer is proposing to construction of a six (6) foot brick fence with eight (8) foot columns along Kanis Road. The wall will include an area for a subdivision identification sign. The Kanis Road improvements as required by the Master Street Plan have been constructed and the required right of way dedication was provided with a previous approval. 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 4 FILE NO.: Z -7875-D (Cont. homes. The office portion of the development along Kanis Road has not been initiated. 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 along with the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association, the Villages of Wellington Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. The existing sidewalk should be placed within a sidewalk easement. 3. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Taylor Park Boulevard with Kanis Road. 4. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements to serve Lots 57B and 57C. Contact Little Rock Wastewater Utility for additional information. 3 FILE NO.: Z -7875-D (Cont. Entergy: Entergy has underground facilities running along the front of this property. Contact Entergy for service when ready. Existing facilities need to remain where they are currently located. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five 12 FILE NO.: Z -7875-D (Cont. (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. County Planning: No comment. CATA: Approved as submitted. Over 1.5 miles from nearest bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The suburban office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from POD (Planned Office District) to POD (Planned Office District) to allow for some of the area previous reserved for office use to be developed as three single-family homes. Master Street Plan- Kanis Road is a Minor Arterial and Taylor Park Road is a Local Street on the Master Street Plan. 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. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. 5 FILE NO.: Z -7875-D (Cont. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to compete the review process. Staff stated the typical building line adjacent to an arterial street was 35 -feet. Staff questioned any interior fencing proposed with the development, if accessory structures would be allowed and if the buildable areas indicated on the plat were for the principal structure as well as any accessory structures. Public Works comments were addressed. Staff stated the existing sidewalk should be placed within a sidewalk easement. Staff also stated any retaining walls would require an engineer's certification for design prior to construction. 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 site plan to staff addressing a number of the issues raised at the August 1, 2013, Subdivision Committee meeting. The applicant is proposing building the three (3) houses that will be added to the Taylor Park Subdivision will be single level, all brick homes ranging from 1600-1850 square feet. The roof pitch, style of house, and quality will be similar to the other existing detached houses in the subdivision. The construction of the proposed houses will comply with the Bill of Assurance already in place for the existing subdivision. The plan indicates the placement of a six foot (6) wood privacy fences within the rear yard areas and along the western perimeter of the development area. The applicant has indicated accessory building and structures will meet the standards listed in the Taylor Park Phase 1 Bill of Assurance. The home proposed for Lot 57C is indicated with a 20 -foot building setback along the northern perimeter, adjacent to Kanis Road. The subdivision ordinance typically requires a 35 -foot building line adjacent to an arterial street. The plan also indicates the placement of a 20 -foot front yard and rear yard setback and 5 -foot side yard setback. The zoning ordinance would typically require the placement of a 25 -foot front setback along a residential street and a 25 -foot rear yard setback. The side yards are to be indicated at ten percent (10%) of the lot width, not to exceed 8 -feet. The lots are indicated with a lot width of 50 -feet and a lot area of 5,815 square feet (Lots 57A and 57B). The ordinance typically requires corner lots to have a minimum lot width of 75 -feet. The corner lot is indicated at 67.5 feet. L 19 IN: 101 Is] IMAWI MDWIft•Tif1 The site plan indicates the placement of a 10 -foot no vehicular access easement along Kanis Road as typically required by the subdivision ordinance. Also located along Kanis Road is a 6 -foot brick fence with 8 -foot tall columns. The fence has been placed outside the sight triangle for the intersection of Kanis Road and Taylor Park Boulevard. The fence will also have a subdivision identification sign placed on the face. The sign area has not been indicated. Staff recommends the lettering be limited to the sign area approved on November 21, 2006. Staff is supportive of the request. The developer has indicated the new homes will be constructed of the same material and quality as the existing detached single-family homes in the subdivision. Staff does not feel revising the plan to allow three (3) additional single-family homes in -lieu of two (2) office buildings will significantly impact the overall development. 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. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no 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. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 111 ITEM NO.: 9, Z -7875-D NAME: Taylor Park Lot 57A - 57C Revised Long -form POD LOCATION: located on the Southwest corner of Kanis Road and Taylor Park Boulevard Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 7, 2013. The Office of Planning and Development must receive the proof of notice no later than August 16, 2013. 2. Indicate on the site plan and on the final plat a no right of vehicular access easement along Kanis Road. 3. Are interior fences proposed with the new construction or by the future homeowners? Include a note on the site plan including the total height and construction material to allow fencing to occur. 4. Will the name of the subdivision be included on the proposed wall? If so provide the sign area proposed. 5. Provide the proposed square footages of the homes. Provide the proposed construction materials. Provide the maximum building height and the number of stories of the proposed structures. 6. Provide the proposed construction materials for the homes. 7. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of Assurance? If these are desired include a note on the proposed site plan to allow accessory structures per the R-2, Single-family zoning district. 8. Are the building lines indicated for the principal structure? If accessory structures are allowed will they be allowed within the rear yard building setback? 9. The Subdivision Ordinance typically requires the placement of a 35 -foot building setback line adjacent to arterial streets. The plat is indicated with a 20 -foot building line along Kanis Road. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. The existing sidewalk should be placed within a sidewalk easement. 3. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Taylor Park Boulevard with Kanis Road. 4. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Item # 9. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension is required with easements to serve Lots 57B and 57C. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has underground facilities running along the front of this property. Contact Entergy for service when ready. Existing facilities need to remain where they are currently located. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Item # 9. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. County Planning: No comment. CATA: Approved as submitted. Over 1.5 miles from nearest bus route. 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 (SO) for this property. The suburban office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from POD (Planned Office District) to POD (Planned Office District) to allow for some of the area previous reserved for office use to be developed as three single-family homes. Master Street Plan: Kanis Road is a Minor Arterial and Taylor Park Road is a Local Street on the Master Street Plan. 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. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity Landscape. No comment. 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, August 7, 2013. Item # 9.