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HomeMy WebLinkAboutZ-8144-A Staff AnalysisFILE NO.: Z-8144-A NAME: Little Rock Housing Authority Cumberland Manor Short -form PD-R LOCATION: Located on East 27th and Cumberland Streets DEVELOPER: McCormack Baron Salazar, Inc 1415 Olive Street, Suite 310 St. Louis, MO 63103 ENGINEER: Global Surveying 217 West 2nd Street, Suite 100 Little Rock, AR 72201 ARCHITECT: Fennell Purifoy Hammock Architects, PLC 111 Center Street, Suite 1520 Little Rock, AR 72201 AREA: 6.490 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 MF-24 FT. NEW STREET: 900 LF Multi -family 24 units per acre .m Multi -family VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The proposed Cumberland Manor (and Metropolitan Village) development (s) will transform the formerly underutilized land south of Downtown Little Rock into a mixed income rental community for families at a variety of income levels. A total of 60 new construction rental apartments make up the Cumberland Manor development. FILE NO.: Z-8144-A (Cont. For over 50 years this site was occupied by 50 one-story frame duplexes that comprised the Ives family public housing development. Lack of funding for maintenance, repair and modernization resulted in the gradual decline of the exterior appearance of Ives and its functionality as a suitable housing resource. The Little Rock Housing Authority teamed with McCormack Baron Salazar (MBS) a private development company to develop a strategy to finance the redevelopment of this property. The plan calls for financing the project with a combination of equity raised through low-income tax credits, money from the LRHA and a small mortgage. An application has been made to the Arkansas Department of Finance Authority (ADFA) for $400,000 in annual federal Low Income Housing Tax Credits, $400,000 in Home funds, and $375,000 in Affordable Neighborhood Housing Tax credits. It should be noted that ADFA has limit on the amount of tax credits each project can be awarded, so the redevelopment area was divided into two separate, but "equal" projects (Cumberland Manor and Metropolitan. Village) to comply with ADFA guidelines but still allow for the redevelopment of the entire site. If received, the tax credits and the HOME funds from ADFA will leverage $5,100,000 in private investment. In addition the Little Rock Housing Authority will invest approximately $2,300,000 towards the total development budget of $7.8 million. This development will have a portion of the 60 units set aside to public housing eligible families (18) and an additional 24 apartments will be offered to families who earn up to 60% of area median income. The remaining 18 units will be offered at market rents without income restrictions. MBS and the Little Rock Housing Authority (LRHA) are partners in the proposed development. LRHA will provide funds for development costs as a junior lender, and execute a long term land lease with the owner partnership that includes a non -foreclosable land use restriction. An affiliate of MBS is the General Partner in the Owner Partnership which will own the improvements on the site. This partnership and development structure is the same one used by LRHA and MBS in the development of Madison Heights — Phases I and II in the late 1990's. Madison Heights replaced the dilapidated and troubled Highland Park public housing project in west Little Rock and is extremely successful. The development site of 6.49 acres is well located in Little Rock, Arkansas approximately 18 blocks south of downtown, 11 blocks south of the Governor's Mansion, one block south of Roosevelt Road (a major east west secondary road), a few blocks west of Interstate 30. Its convenient location will offer residents easy access to major employers, the Little Rock International Airport, and the many services, restaurants, recreation and entertainment venues located in downtown, making it a very desirable place to live. The neighborhood is urban in character; single family homes are predominate, and many churches, schools and ancillary service businesses are located on 7 FILE NO.: Z-8144-A (Cont. nearby streets. Several neighborhood institutions will be attractive to new families. One-half block to the west if the Washington Magnet School, a Basic Skills/Math/Science elementary magnet school with a current enrollment of 644 and a capacity of 850 students from pre -kindergarten to Grade 5. The St. John Missionary Baptist Church located one block west of the site operates the Vision Center which offers after school, evening and weekend recreational programs including basketball. An independently operated day care facility is located one block to the south of the site and South Little Rock Parks with open space and playground equipment is adjacent to the site. LRHA is building 17 attractive new for sale homes just to the southeast of the proposed new development site which will enhance the neighborhood and help bring about its revitalization. Cumberland Manor will include 60 new construction rental apartments in 11 two-story buildings comprised of attached townhouses or stacked garden (one story) apartments. Building exteriors will have handsome features including brick and vinyl siding and the property will offer off-street parking, attractive landscaping, an on -site playground for children, and a community garden. Handicapped accessible and adaptable units and designated handicapped parking will be provided. Apartments are efficiently designed to accommodate the needs of families, with maximized living space and minimum hallways and common corridors. All units meet or exceed the ADFA minimum gross square footages and include: six 756 NSF one -bedroom gardens (10%); eight, 965 NSF Two -bedroom gardens (13%); thirty-eight, 970 NSF two -bedroom townhouses (64%); two, 1,200 NSF three -bedroom gardens (3%); and six, 1,350 NSF three -bedroom townhouses (10%). All interior and exterior finishes will be of high quality with an emphasis on low maintenance materials, attractive details and energy efficiency. A 2,040 gross square foot Management/Maintenance Building will provide offices for on -site management and maintenance staff, as well as a community room, and fitness room. Site features include a fully equipped playground and a community garden. Apartment amenities include microwave, dishwasher, washer and dryer, security system, waste disposal and window treatments in every apartment, as well as certain Universal Design elements. Fully accessible units will include additional Universal Design elements. Other amenities provided are covered rear entries at each apartment, fenced sites, a playground and community garden. Energy saving features will include Energy Star labeled dishwashers, refrigerators, clothes washers, air sources heat pump HVAC systems, and hot water heaters. Automatic shut-off controls for lavatory faucets in the Management Building, occupancy sensors for lights in all closets, storage rooms and bathrooms and additional exterior wall insulation. K FILE C. d Z-8144-A (Cont. The development team of McCormack Baron Salazar (Developer), McCormack Baron Ragan Management Services (property manager), Fennell Purifoy Hammock Architects, Rosenblum Goldenhersh Silverstein & Zafft (tax attorney), Rubin Brown LLP (accounting and CPA) are well qualified to plan, implement construct and manage the proposed housing development. The proposed development will revitalize a large part of this neighborhood and provide a pleasant place of families to live comfortably and securely, in a mixed income development with apartments available to families in a large range of incomes. EXISTING CONDITIONS: The site was most recently contained a number of duplex structures developed by the Little Rock Housing Authority but all have recently been removed. The general area contains a mixture of uses and zoning. There are office and commercial uses to the north along Roosevelt Road. There are single family residences, vacant lots and one C-1 zoned lot to the south. Single family residences and a church are located across Cumberland Street to the east. A church, community center, school and single family residences are located to the west_ Just south of this site the Little Rock Housing Authority is developing a single-family subdivision for owner occupied housing. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The South End Neighborhood Association, Community Outreach Neighborhood Organization, Meadow Brook 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. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide storm water detention for the difference between the developed conditions and the proposed development conditions. 2. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3. Provide concrete drive apron where private drives meet public streets that comply to the City's standards. 4. The existing width of East 27th Street should be maintained to the proposed new street intersection and should not narrow at edge of development. Id FILE NO.: Z-8144-A (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Installation of water mains and additional fire hydrants will be needed. 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 (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #2 — the South Main Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a rezoning from MF-24 to Planned Residential Development to allow the construction of 60 units of multi family rental housing. The request does not require a change to the Land Use Plan. Master Street Plan: East 27th Street and Cumberland Street are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and may require street improvements. 9 FILE NO.: Z-8144-A (Cont. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. CitV Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the South End Neighborhood Action Plan. The Residential Development Goal states: "Improve the housing stock of the neighborhood." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Street trees are recommended around the site's entirety. 3. An automatic irrigation system to water landscaped areas will be required. 4. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were two application requests on the current agenda proposed by the Little Rock Housing Authority. Staff stated the two projects were identical in nature including two areas for playgrounds, community gardens and common open space. Staff requested the applicant provide the building elevations, the total building height and the total number of proposed units for each structure type. Public Works comments were addressed. Staff stated streetlights would be required prior to the issuance of a final plat. Staff also stated the existing width of East 27th Street should be maintained to the proposed new street intersection and should not narrow at edge of development. Landscaping comments were addressed. Staff stated compliance with the City's minimum landscape and buffer ordinance requirements would be required. Staff also stated street trees were encouraged around the site's entirety. 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. C18 FILE NO.: Z-8144-A (Cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided the building elevations, the proposed construction materials and the number of units per each structure type. The site plan also indicates the existing width of East 27th Street will be maintained to the proposed new street intersection within the development. Cumberland Manor will include 60 new construction rental apartments in 11 two-story buildings comprised of attached townhouses or stacked garden (one story) apartments. All interior and exterior finishes will be of high quality with an emphasis on low maintenance materials, attractive details and energy efficiency. Building exteriors include brick and vinyl siding and the property will offer off-street parking, landscaping, an on -site playground for children, and a community garden. Handicapped accessible and adaptable units and designated handicapped parking will be provided. This development will have a portion of the 60 units set aside to public housing eligible families (18) and an additional 24 apartments will be offered to families who earn up to 60% of area median income. The remaining 18 units will be offered at market rents without income restrictions. The unit structure and bedroom breakdown is as follows: six, one -bedroom gardens, eight, two -bedroom gardens, thirty-eight, two -bedroom townhouses, two, three -bedroom gardens and six, three -bedroom townhouses. A maximum building height of 35-feet is proposed. A 2,040 gross square foot Management/Maintenance Building will provide offices for on -site management and maintenance staff, as well as a community room, and fitness room. Site features include a fully equipped playground and a community garden. The site plan indicates signage consistent with signage allowed in multi -family zones. The signage is proposed at the primary entrances to the development. The signage is proposed with a maximum height of six feet and a total sign area of thirty-two square feet. The site plan indicates the placement of 103 parking spaces. The ordinance would typically require the placement of 90 parking spaces to serve the development. The parking as proposed is more than adequate to meet the typical minimum parking required for a multi -family development. The site plan indicates the placement of 35% of the site area as common open space and with 1,143 square feet of open space per unit. The ordinance typically requires a minimum of ten to fifteen percent of the gross planned residential district areas be designated as common usable open space. The ordinance also requires a minimum of five hundred square feet of usable private open space per unit for single-family duplex, zero -lot -line and townhouse development. 7 FILE NO.: Z-8144-A (Cont. Staff is supportive of the request. The development as proposed should revitalize a large part of this neighborhood and fills a need for residential housing in a mixed income development with apartments available to families in a large range of incomes. Little Rock Housing Authority is building 17 new homes to the southeast of the proposed new development site which will offer homeownership in the neighborhood and help bring about its revitalization. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the redevelopment of the site should have a positive impact on the development and the area. TAFF RECOMMENDATIONS: 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: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 9, 2007, requesting a deferral of the item to the July 5, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. PLANNING COMMISSION ACTION: (JULY 5, 2007) 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 for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. July 5, 2007 ITEM NO.: J FILE NO.: Z-8144-A NAME: Little Rock Housing Authority Cumberland Manor Short -form PD-R LOCATION: Located on East 27th and Cumberland Streets DEVELOPER: McCormack Baron Salazar, Inc 1415 Olive Street, Suite 310 St. Louis, MO 63103 ENGINEER: Global Surveying 217 West 2"d Street, Suite 100 Little Rock, AR 72201 ARCHITECT: Fennell Purifoy Hammock Architects, PLC 111 Center Street, Suite 1520 Little Rock, AR 72201 AREA: 6.490 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 MF-24 FT. NEW STREET: 900 LF Multi -family 24 units per acre .m Multi -family VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The proposed Cumberland Manor (and Metropolitan Village) development (s) will transform the formerly underutilized land south of Downtown Little Rock into a mixed income rental community for families at a variety of income levels. A total July 5, 2007 SUBDIVISION ITEM NO.: J (Cont. FILE NO.: Z-8144-A of 60 new construction rental apartments make up the Cumberland Manor development. For over 50 years this site was occupied by 50 one-story frame duplexes that comprised the Ives family public housing development. Lack of funding for maintenance, repair and modernization resulted in the gradual decline of the exterior appearance of Ives and its functionality as a suitable housing resource. The Little Rock Housing Authority teamed with McCormack Baron Salazar (MBS) a private development company to develop a strategy to finance the redevelopment of this property. The plan calls for financing the project with a combination of equity raised through low-income tax credits, money from the LRHA and a small mortgage. An application has been made to the Arkansas Department of Finance Authority (ADFA) for $400,000 in annual federal Low Income Housing Tax Credits, $400,000 in Home funds, and $375,000 in Affordable Neighborhood Housing Tax credits. It should be noted that ADFA has limit on the amount of tax credits each project can be awarded, so the redevelopment area was divided into two separate, but "equal" projects (Cumberland Manor and Metropolitan Village) to comply with ADFA guidelines but still allow for the redevelopment of the entire site. If received, the tax credits and the HOME funds from ADFA will leverage $5,100,000 in private investment. In addition the Little Rock Housing Authority will invest approximately $2,300,000 towards the total development budget of $7.8 million. This development will have a portion of the 60 units set aside to public housing eligible families (18) and an additional 24 apartments will be offered to families who earn up to 60% of area median income. The remaining 18 units will be offered at market rents without income restrictions. MBS and the Little Rock Housing Authority (LRHA) are partners in the proposed development. LRHA will provide funds for development costs as a junior lender, and execute a long term land lease with the owner partnership that includes a non -foreclosable land use restriction. An affiliate of MBS is the General Partner in the Owner Partnership which will own the improvements on the site. This partnership and development structure is the same one used by LRHA and MBS in the development of Madison Heights — Phases I and II in the late 1990's. Madison Heights replaced the dilapidated and troubled Highland Park public housing project in west Little Rock and is extremely successful. The development site of 6.49 acres is well located in Little Rock, Arkansas approximately 18 blocks south of downtown, 11 blocks south of the Governor's Mansion, one block south of Roosevelt Road (a major east west secondary road), a few blocks west of Interstate 30. Its convenient location will offer residents easy access to major employers, the Little Rock International Airport, 2 July 5, 2007 SUBDIVISION ITEM NO.: J (Cont. FILE NO.: Z-8144-A and the many services, restaurants, recreation and entertainment venues located in downtown, making it a very desirable place to live. The neighborhood is urban in character; single family homes are predominate, and many churches, schools and ancillary service businesses are located on nearby streets. Several neighborhood institutions will be attractive to new families. One-half block to the west if the Washington Magnet School, a Basic Skills/Math/Science elementary magnet school with a current enrollment of 644 and a capacity of 850 students from pre -kindergarten to Grade 5. The St. John Missionary Baptist Church located one block west of the site operates the Vision Center which offers after school, evening and weekend recreational programs including basketball. An independently operated day care facility is located one block to the south of the site and South Little Rock Parks with open space and playground equipment is adjacent to the site. LRHA is building 17 attractive new for sale homes just to the southeast of the proposed new development site which will enhance the neighborhood and help bring about its revitalization. Cumberland Manor will include 60 new construction rental apartments in 11 two-story buildings comprised of attached townhouses or stacked garden (one story) apartments. Building exteriors will have handsome features including brick and vinyl siding and the property will offer off-street parking, attractive landscaping, an on -site playground for children, and a community garden. Handicapped accessible and adaptable units and designated handicapped parking will be provided. Apartments are efficiently designed to accommodate the needs of families, with maximized living space and minimum hallways and common corridors. All units meet or exceed the ADFA minimum gross square footages and include: six 756 NSF one -bedroom gardens (10%); eight, 965 NSF Two -bedroom gardens (13%); thirty-eight, 970 NSF two -bedroom townhouses (64%); two, 1,200 NSF three -bedroom gardens (3%); and six, 1,350 NSF three -bedroom townhouses (10%). All interior and exterior finishes will be of high quality with an emphasis on low maintenance materials, attractive details and energy efficiency. A 2,040 gross square foot Management/Maintenance Building will provide offices for on -site management and maintenance staff, as well as a community room, and fitness room. Site features include a fully equipped playground and a community garden. Apartment amenities include microwave, dishwasher, washer and dryer, security system, waste. disposal and window treatments in every apartment, as well as certain Universal Design elements. Fully accessible units will include additional Universal Design elements. Other amenities provided are covered rear entries at each apartment, fenced sites, a playground and community garden. 3 July 5, 2007 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-8144-A Energy saving features will include Energy Star labeled dishwashers, refrigerators, clothes washers, air sources heat pump HVAC systems, and hot water heaters. Automatic shut-off controls for lavatory faucets in the Management Building, occupancy sensors for lights in all closets, storage rooms and bathrooms and additional exterior wall insulation. The development team of McCormack Baron Salazar (Developer), McCormack Baron Ragan Management Services (property manager), Fennell Purifoy Hammock Architects, Rosenblum Goldenhersh Silverstein & Zafft (tax attorney), Rubin Brown LLP (accounting and CPA) are well qualified to plan, implement construct and manage the proposed housing development. The proposed development will revitalize a large part of this neighborhood and provide a pleasant place of families to live comfortably and securely, in a mixed income development with apartments available to families in a large range of incomes. B. EXISTING CONDITIONS: The site was most recently contained a number of duplex structures developed by the Little Rock Housing Authority but all have recently been removed. The general area contains a mixture of uses and zoning. There are office and commercial uses to the north along Roosevelt Road. There are single family residences, vacant lots and one C-1 zoned lot to the south. Single family residences and a church are located across Cumberland Street to the east. A church, community center, school and single family residences are located to the west. Just south of this site the Little Rock Housing Authority is developing a single-family subdivision for owner occupied housing. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The South End Neighborhood Association, Community Outreach Neighborhood Organization, Meadow Brook 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 CONDITIONS: Provide storm water detention for the difference between the developed conditions and the proposed development conditions. !>l July 5, 2007 SUBDIVISION ITEM NO.: J (Cont. FILE NO.: Z-8144-A 2. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3. Provide concrete drive apron where private drives meet public streets that comply to the City's standards. 4. The existing width of East 27th Street should be maintained to the proposed new street intersection and should not narrow at edge of development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Installation of water mains and additional fire hydrants will be needed. 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 (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #2 — the South Main Street Route. 5 July 5, 2007 SUBDIVISION ITEM NO.: J Cont.) FILE NO.: Z-8144-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a rezoning from MF-24 to Planned Residential Development to allow the construction of 60 units of multi family rental housing. The request does not require a change to the Land Use Plan. Master Street Plan: East 27t" Street and Cumberland Street are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and may require street improvements. 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 applicant's property lies in the area covered by the South End Neighborhood Action Plan. The Residential Development Goal states: "Improve the housing stock of the neighborhood." Landscape 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Street trees are recommended around the site's entirety. 3. An automatic irrigation system to water landscaped areas will be required. 4. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were two application requests on the current agenda proposed by the Little Rock Housing Authority. Staff stated the two projects were identical in nature including two areas for playgrounds, community gardens and common open space. Staff requested the applicant provide the building elevations, the total building height and the total number of proposed units for each structure type. 9 July 5, 2007 SUBDIVISIO ITEM NO.: J (Cont. FILE NO.: Z-8144-A Public Works comments were addressed. Staff stated streetlights would be required prior to the issuance of a final plat. Staff also stated the existing width of East 27th Street should be maintained to the proposed new street intersection and should not narrow at edge of development. Landscaping comments were addressed. Staff stated compliance with the City's minimum landscape and buffer ordinance requirements would be required. Staff also stated street trees were encouraged around the site's entirety. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided the building elevations, the proposed construction materials and the number of units per each structure type. The site plan also indicates the existing width of East 27th Street will be maintained to the proposed new street intersection within the development. Cumberland Manor will include 60 new construction rental apartments in 11 two-story buildings comprised of attached townhouses or stacked garden (one story) apartments. All interior and exterior finishes will be of high quality with an emphasis on low maintenance materials, attractive details and energy efficiency. Building exteriors include brick and vinyl siding and the property will offer off-street parking, landscaping, an on -site playground for children, and a community garden. Handicapped accessible and adaptable units and designated handicapped parking will be provided. This development will have a portion of the 60 units set aside to public housing eligible families (18) and an additional 24 apartments will be offered to families who earn up to 60% of area median income. The remaining 18 units will be offered at market rents without income restrictions. The unit structure and bedroom breakdown is as follows: six, one -bedroom gardens, eight, two -bedroom gardens, thirty-eight, two -bedroom townhouses, two, three -bedroom gardens and six, three -bedroom townhouses. A maximum building height of 35-feet is proposed. A 2,040 gross square foot Management/Maintenance Building will provide offices for on -site management and maintenance staff, as well as a community room, and fitness room. Site features include a fully equipped playground and a community garden. 7 July 5, 2007 ali1.1011l6*110101 ITEM NO.: J (Cont.) FILE NO.: Z-8144-A The site plan indicates signage consistent with signage allowed in multi -family zones. The signage is proposed at the primary entrances to the development. The signage is proposed with a maximum height of six feet and a total sign area of thirty-two square feet. The site plan indicates the placement of 103 parking spaces. The ordinance would typically require the placement of 90 parking spaces to serve the development. The parking as proposed is more than adequate to meet the typical minimum parking required for a multi -family development. The site plan indicates the placement of 35% of the site area as common open space and with 1,143 square feet of open space per unit. The ordinance typically requires a minimum of ten to fifteen percent of the gross planned residential district areas be designated as common usable open space. The ordinance also requires a minimum of five hundred square feet of usable private open space per unit for single-family duplex, zero -lot -line and townhouse development. Staff is supportive of the request. The development as proposed should revitalize a large part of this neighborhood and fills a need for residential housing in a mixed income development with apartments available to families in a large range of incomes. Little Rock Housing Authority is building 17 new homes to the southeast of the proposed new development site which will offer homeownership in the neighborhood and help bring about its revitalization. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the redevelopment of the site should have a positive impact on the development and the area. I. STAFF RECOMMENDATIONS: 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: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 9, 2007, requesting a deferral of the item to the July 5, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. E:1 July 5, 2007 SUBDIVISION ITEM NO.: J (Cont. I1l4=161101 iANIEE19_1 PLANNING COMMISSION ACTION: (JULY 5, 2007) 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 for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. E61 ITEM NO.: 21. Z-8144-A NAME: Little Rock Housing Authority Cumberland Manor Short -form PD-R LOCATION: located on East 27th and Cumberland Streets 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 9, 2007. The Office of Planning and Development must receive the proof of notice no later than May 16, 2007. 2. Provide a detail of the proposed number of units, bedrooms in each unit number of stories for the structures. 3. Provide building elevations for the proposed structures including construction materials. 4. Provide the total building height in the general notes section of the proposed site plan. 5. Provide the total area of common open space to serve the development. 6. Identify amenities to be included in the playground area. Will there be any structures other than the play equipment. Variance/Waivers: Public Works Conditions: 1. Provide storm water detention for the difference between the developed conditions and the proposed development conditions. 2. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3. Provide concrete drive apron where private drives meet public streets that comply to the City's standards. 4. The existing width of East 27th Street should be maintained to the proposed new street intersection and should not narrow at edge of development. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. Item # 22 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. Installation of water mains and additional fire hydrants will be needed. 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 (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #2 — the South Main Street Route. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a rezoning from MF-24 to Planned Residential Development to allow the construction of 60 units of multi family rental housing. The request does not require a change to the Land Use Plan. Master Street Plan: East 27th Street and Cumberland Street are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and may require street improvements. 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 applicant's property lies in the area covered by the South End Neighborhood Action Plan. The Residential Development Goal states: "Improve the housing stock of the neighborhood." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Street trees are recommended around the sites entirety. 3. An automatic irrigation system to water landscaped areas will be required. 4. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Item # 22 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered 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, May 9, 2007. Item # 22