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HomeMy WebLinkAboutZ-8092 Staff AnalysisOctober 26, 2006 ITEM NO.: A.1 FILE NO.: Z NAME: Kanis Quad Short -form PD -R LOCATION: Located on .the Southwest corner of Kanis Road and White Road DEVELOPER: Robert Snell 13401 Kanis Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 1.60 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PD -O and R-2, Single-family FT. NEW STREET: 0 LF Office and Single-family Residential 1121W.- Multi-family � - Multi -family 15 units per acre VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: On November 16, 1993, the Little Rock Planning Commission approved a request for a Conditional Use Permit to allow the placement of a 27 -foot by 76 -foot multi -sectional manufactured home on the site. The applicant proposed to remove an older 14 -foot by 65 -foot mobile home from the site and replace the older home with the newer model. Ordinance No. 16,878 adopted by the Little Rock Board of Directors on May 2, 1995, rezoned a portion of this site from R-2, Single-family to PD -0 to allow the use of an existing two-story building on the property to be used as an electrical contracting business. The site contained 0.45 acres which was to be subdivided from a larger tract which contained the two story building and the owners home. The tract was proposed with 165 feet of frontage along Kanis Road and 120 feet of depth along White Road. There was to be no outdoor storage of materials or equipment. There was to be no access from White Road from the Development.. October 26, 2006 SUBDIVISION ITEM NO.: A.1 [Cont.] FILE NO.: Z-8092 A $750.00 in -lieu contribution was required for the Kanis Road improvements. No improvements to White Road were required. A. PROPOSAL: The applicant is proposing a rezoning of the site from PD -O and R-2 to PD -R to allow the construction of 24 multi -family units contained in six buildings_ The units are proposed as two story units with a maximum building height of 30 -feet. The exterior of the units is proposed as brick and siding. The site plan indicates 41 percent of the site as green space, 18 percent covered with buildings and 23 percent in paved areas. The size of the units ranges from 900 square feet to 1,000 square feet. The site plan indicates 56 parking spaces. B. EXISTING CONDITIONS: The site is developed. There is a two-story building located on the property which was previously used by the applicant for, initially, a place to restore and maintain antique automobiles, then later as an office for his electrical contracting business. There is a drive from White Road serving the structure. On the southern portion of the property is a manufactured home also with access to White Road. West of the site is a newly developing single-family subdivision. The new street has been constructed and two new homes are currently under construction.' The general contractor's office for this new development is located along Kanis Road in a converted single-family residence. South of the site along White Road are a number of single-family homes located on large lots. North of the site is a wooded site and north east and north west are office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents many stating opposition to the request. The Parkway Place Property Owners Association, the Gibralter Heights/Point West/Timber Ridge 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. ENGINEERING COMMENTS: Public Works: 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 and White Roads. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road and White Road including 5 -foot sidewalks with the planned development. 2 October 26, 2006 SUBDIVISION ITEM NO.: A.1 (Cont. FILE NO.: Z-8 4. Property drains into pond located to the south. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e) showing existing and proposed contours, drainage paths, and wall heights. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact Central Arkansas Water regarding meter sizes and locations. 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 at 918-3700 for additional information. Countv Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning`Pjyv ion: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Short -form PD -.R to rezone from R2 Single Family to Planned Residential Development to allow the placement of 6 four-plex units on this 1.6 acre tract. 3 October 26, 2006 SUBDIVISIO ITEM NO.: A.1 (Cont. FILE NO.: Z-8092 A land use plan amendment for a change to Multi -family is a separate item on this agenda (LU06-18-04). Master Street Pian: Kanis Road is shown as a Minor Arterial on the Master Street Plan and White Road is shown as a Local Street. These streets will require dedication of right-of-way and will require street improvements. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 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: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The landscape and zoning buffer ordinance require a nine -foot wide (9'-0") land use buffer next to the residentially zoned properties along the western perimeter of the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The landscape and zoning buffer ordinance require a thirty-foot wide (30'-0") land use buffer next to the residentially zoned properties along the southern perimeter of the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. It appears the building is located within this area. 4. The zoning buffer ordinance requires an average of ten feet (10) and in no case less than nine foot (9') street buffer along White Road. 5. The zoning buffer ordinance requires an average of thirty feet (30') and in no case less than half street buffer along Kanis Road. 6. A six (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 southern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 0 October 26, 2006 SUBDIVISION ITEM NO.: FILE NO.: Z-8092 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding technical issues related to the request. Staff requested the applicant provide details of any proposed signage on the site plan. Staff also requested the applicant provide the location of the proposed dumpster facilities and any proposed fencing. Public Works comments were addressed. Staff stated a 20 -foot radial dedication would be required at the intersection of Kanis and White Roads. Staff also stated half street improvements would be required to the abutting roadways. Staff questioned the location of the proposed detention facilities. Staff stated a grading permit would be required prior to development. Landscaping comments were addressed. Staff stated screening would be required along the southern and western perimeters of the site. Staff stated the indicated buffer along the south was not adequate to meet the typical minimum ordinance standard. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting, The applicant has indicated a single ground mounted sign near the intersection of White and Kanis Roads. The sign is proposed consistent with signage allowed in multi -family zones; maximum of six feet in height and thirty-two square feet in area. The site plan indicates the placement of two (2) dumpster facilities located along the northern and southern perimeters of the parking lot, adjacent to White Road. The site plan includes a note concerning the required screening. The site plan indicates a 25 -foot building setback and landscape buffer along the western perimeter of the site and along the southern perimeter. The area to the west is zoned POD but is being developed as a single-family neighborhood. The area to the south contains a single-family home, The ordinance typically requires the placement of a 30 -foot land use buffer along the southern perimeter and a 9 -foot buffer along the western perimeter. The proposed southern buffer is not adequate to meet the typical minimum ordinance requirements. 5 October 26, 2006 SUBDIVISION ITEM NO.: A.1 Cont. _ FILE NO.: Z-8092 The site plan indicates the placement of 56 parking spaces to serve the development. Based on typical minimum ordinance standards for a multi -family development 36 parking spaces would typically be required. The indicated parking is more than adequate to meet the typical minimum parking required. The units are proposed as two story units with a maximum building height of 30 -feet. The exterior of the units is proposed as brick and siding. The site plan indicates 41 percent of the site as green space, 18 percent covered with buildings and 23 percent in paved areas. The size of the units ranges from 900 square feet to 1,000 square feet. Staff is not supportive of the proposed request. The applicant is proposing a rezoning of the site from PD -0 and R-2 to PD -R to allow the construction of 24 multi -family units resulting in a density of 15 units per acre. The site is shown as Suburban Office on the City's Future Land Use Plan with Low Density Residential located to the north and east of the site. Staff feels the development as proposed should not be located at this site. Staff feels this site is more suited for a small scale office development or should be developed with residential units more consistent with Low Density Residential. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present. There were registered objectors present. Chairman Stebbins stated there were only eight (8) Commissioners present. He stated the Commission's policy was to offer the applicant a deferral when fewer than eight (8) Commissioners were present. He questioned the applicant if they would like to take the deferral option. The applicant stated they desired a deferral. The Commission questioned staff as to the date of the public hearing. Staff stated October 26, 2006, would be the cute of public hearing. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the October 26, 2006, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: There has been no change in this application request since the previous public hearing. Staff continues to recommend denial of the request. 0 October 26, 2006 SUBDIVISION ITEM NO.: A_1 (Cont.) FILE NO.: Z-8092 PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated the developers intended to construct a nice quiet residential community. He stated the units would be constructed in townhouse style but would be rental units. He stated the site plan could be revised to meet the minimum buffer ordinance requirements along the southern perimeter. The Commission questioned if he was amending his application request to include the typically required minimum buffer along the southern perimeter. The Commission questioned if he was willing to place street improvements to both sides of White Road. Mr. McGetrick stated he would place curb, gutter and sidewalks on both sides of White Road with the development and include the typically required buffer area. Mr. McGetrick stated he was amending his request. Mr. Steve Farrar addressed the Commission in opposition of the request. He stated he was the spokes person for the White Road Neighborhood Association. He stated there were eleven homes on White Road and all were opposed to the request. He stated there were four reasons for the non-support of the residents for the request. He stated reduced property value, change to the neighborhood, traffic and environmental issues. He stated it was difficult to put an exact value on the loss of property value. He stated if a resident on White Road offered their home for sale all prospective buyers would drive past the apartment complex. He stated based on age and value the losses would differ. He stated the residents had lived in the area from one year to in excess of 52 years. He stated the reason for moving to the area was the area was a quiet peaceful community. He stated with the addition of the apartment complex this would change. He stated traffic was a concern. He stated White Road was a narrow roadway which did not allow two cars to pass safely. He stated there was no through access from White Road and the residents experienced a number of cars LW I ning around- In - ti i.,, dr i v.s aand ya,..,, a,. a - r';-,QU t- of IVJ,7L motor 1,7t.- He Stated vvith ti ie development of the apartment complex this would only increase. He stated currently it was difficult to access Kanis Road from White Road. He stated the residents had to wait a number of minutes to exit the neighborhood unless they left early or late during non -peak traffic hours. He stated there were also environmental concerns with the development of the site with an intense development. He stated White Road was not planned for the development of apartments and White Road was not a place to build apartments in Little Rock, Arkansas. Ms. Kathryn Roset addressed the Commission in opposition of the request. She stated the site would drain to a private lake located on her property. She stated this was the environmental concern. She stated one year ago the neighborhood was here addressing the Commission raising these same environmental concerns. She stated the Board of Directors felt strongly enough to protect the lake by not allowing Taylor Park to drain into the lake and forcing them to install a drainage pipe which by passed the lake and reconnected to a stream down stream from the personal lake. She stated the lake was important to her family and the rl October 26, 2006 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-8092 environment. She stated her family fished and boated in the lake and the wildlife drank from the lake. She stated the neighborhood was not opposed to development. She stated the neighborhood was opposed to development which would damage and/or change the neighborhood. Mr. Herrn Northcutt addressed the Commission in opposition of the request. He stated he had lived in the area for 32 years. He stated White Road was an unimproved road with open ditches for drainage. He stated his concerns were traffic and the increase in population in the small area. He stated it was difficult to access Kanis Road from White Road unless the residents left early or late. Mr. Tom Holmes addressed the Commission in opposition of the request. He stated he was a partner in the Taylor Park Subdivision currently under construction to the west. He stated when his firm was considering development in the area they went to staff to seek guidance on the development of the area and questioned development of the site with multi -family residential units. He stated staff indicated they were not supportive of development of the site with multi -family. Ms. Ruth Bell, League of Women Voters addressed the Commission in opposition of the request. She stated the League had reviewed at least three plans for the Kanis Road corridor and the current plan had not had time to jell. She stated the proposal was not consistent with the Land Use Plan and recommended the Commission deny the request to allow the current plan to jell. She stated the proposed development should be located in an area where the zoning and land use were consistent with the proposed development. Mr. McGetrick stated although the units would be rental the development would not give the appearance of an apartment complex. He stated the developers were proposing the development of an upscale development to add value to the area and not diminish property values. He-stated-detent;on could be addressed by extending a drainage -pipe along vv�h;+c Road to catch the drainage installed for Taylor Park. He stated he would question the legality of forcing the developer to provide detention in this manner. The Commission questioned Mr. McGetrick if he considered the development harmonious and compatible with development in the area. Mr. McGetrick stated west of the site was a zero lot line development and east of the site was an apartment development currently under construction. He stated he did feel the development was compatible with developments in the area. A motion was made to approve the request as amended. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. ITEM NO.: 25.1, NAME: Kanis Quad Short -form PD -R LOCATION: located on the Southwest corner of Kanis Road and White Road Plannina Staff Comments - :1'YA 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide details of the proposed signage including location, height and area. 3. Provide the location of any proposed dumpster facilities along with a note concerning the required screening. 4. Provide details of any proposed fencing including location, height and construction material. 5. Site lighting must be low level and directed downward and into the site not spilling over to the adjacent residential properties. 6. Provide a proposed building elevation for the structures. 7. All applicants must submit a copy of the bill of assurance for the subdivision within which the subject property is located. Copies of bills of assurance are available at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the property is not located in a subdivision with a bill of assurance, the applicant must submit a statement to that effect in conjunction with submission of the application. Variance/Waivers: 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 and White Roads. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road and White Road including 5 -foot sidewalks with the planned development. 4. Property drains into pond located to the south. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e) showing existing and proposed contours, drainage paths, and wall heights. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. Item # 25.1 Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact Central Arkansas Water regarding meter sizes and locations. 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 at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Short -form PD -R to rezone from R2 Single Family to Planned Residential Development to allow the placement of 6 four-plex units on this 1.6 acre tract. A land use plan amendment for a change to Multi -family is a separate item on this agenda (LU06-18-04). Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and White Road is shown as a Local Street. These streets will require dedication of right-of-way and will require street improvements. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 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. Item # 25.1 Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The landscape and zoning buffer ordinance require a nine -foot wide (9'-0") land use buffer next to the residentially zoned properties along the western perimeter of the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The landscape and zoning buffer ordinance require a thirty-foot wide (30'-0") land use buffer next to the residentially zoned properties along the southern perimeter of the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. It appears the building is located within this area. 4. The zoning buffer ordinance requires an average of ten feet (10') and in no case less than nine foot (9') street buffer along White Road. 5. The zoning buffer ordinance requires an average of thirty feet (30') and in no case less than half street buffer along Kanis Road. 6. A six (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 southern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 25.1