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HomeMy WebLinkAboutZ-8279 Staff AnalysisITEM NO.: 8. Z-8279 NAME: Barber Street Housing Short -form PD-R LOCATION: located on the Southeast corner of East 10th and Barber Streets Planning Staff Comments: 1. Provide notification of all 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 October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. Provide the location of any proposed fencing and provide details including the total height and construction materials. 3. Provide the construction materials of the proposed buildings. 4. Provide the total building height proposed for the structures. 5. Provide the building elevations for the proposed structures. 6. Provide the percentage of open space public and private proposed within the development. 7. Will the units be owner or renter occupied? Will the units be market rate rents or subsidized housing? 8. The site plan indicates the placement of pervious gravel drives within the parking court area. Provide details of the material and compaction. 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. A 20 foot radial dedication of right-of-way is required at the intersection of Barber Street and East 10th Street. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Install curb on East 10th Street that conforms to City curb details. 5. All driveways shall be concrete aprons and 20 feet wide or less per City Ordinance. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main located in alley. Sewer main extension required with easement for Units 1 thru 5. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Item # 8 Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension may be required in order to provide adequate fire protection to this property. 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: Install and place fire hydrants per code. Maintain a 20-foot access gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are required along both 10th street and along the access road. 3. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 4. Although, proposed site isn't directly located on Interstate 30(a designated scenic corridor for our states capital city) special consideration should be given to the visual nature of the site. 5. It is unclear whether or not this proposed project abuts residentially zoned property or not along the south. If so, a land use buffer will be required in the amount of fifteen (15') foot. Seventy (70%) percent of this area must remain undisturbed. 6. Also, if the property to the south is zoned residential, then, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, will be required along both the southern perimeter of the site. 7. 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/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 8 November 8, 2007 ITEM NO.: 8 NAME: Barber Street Housing Short -form PD-R FILE NO.: Z-8279 LOCATION: Located on the Southeast corner of East 10th and Barber Streets DEVELOPER: NuAge Residential Contractors P.O. Box 250 Sweet Home, AR 72164 Sl 1R\/FynR- Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 0.51 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family district ALLOWED USES: Single-family and Two-family residential PROPOSED ZONING: PD-R PROPOSED USE: Townhouse development VARIANCES/WAIVERS REQUESTED: A waiver of the required radial dedication. A. PROPOSAL/REQUEST/APPLICANT'S PROPOSAL: The developer/owner (NuAge Residential Contractors) of these three lots overlooking 1-30 and the skyline of Little Rock desires to build a total of thirteen residential living units with off-street covered parking. The site is bounded by 10th Street on the north; a vacant residential house on the south; a paved alley on the east; and Barber Street on the west (which borders the Right of Way for November 8, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8279 1-30). There is one vacant house on Lot 11 which will be demolished. Minimal grading is anticipated as the site is relatively flat. Given the current site conditions and configuration of the street and adjacent property, the developer would like to maximize the use of the site by a reduction in the setback requirements. Barber Street on the west boundary of the site is a dead end street with no potential for future re -opening due to the presence of the interstate highway. A five foot setback on the north, west and south and a nine foot setback on the east (the rear yard) is proposed. The developers have retained the services of an architect to prepare conceptual plans for a unique and efficient living environment for potential tenants drawn from the downtown work force. The overall design shall be a mixed contemporary style utilizing historical components and colors consistent with the character of this East End Little Rock setting. The developers desire an energy efficient project (LEED certification will be the basis for the design) whose function and aesthetics will be a strong motivator for future development on adjacent lots within the overall neighborhood. Covered off street parking will be provided for each tenant, accessible via a secure remote controlled entry gate. The front units will be one story, 2 bedroom with a 2 car carport; 1008 square feet (not including the carport); whereas the rear units will be two story with a mix of loft studio units and 2-bedroom units. B. EXISTING CONDITIONS: The interstate frontage road abuts the site to the west and single-family homes abut the site to the south and east. The area to the north of 10th Street is currently vacant and zoned 0-3. The primary use in the area is residential. There is an approved PD-O located to the southeast of the site for a bed and breakfast and hospitality house and to the east is an approved PD-R for a bed and breakfast. C. NEIGHBORHOOD COMMEN As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Hanger Hill Neighborhood Association and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. 2 November 8, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8279 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. A 20 foot radial dedication of right-of-way is required at the intersection of Barber Street and East 10th Street. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Install curb on East 10th Street that conforms to City curb details. 5. All driveways shall be concrete aprons and 20 feet wide or less per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in alley. Sewer main extension required with easement for Units 1 thru 5. Contact 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 water main extension may be required in order to provide adequate fire protection to this property. 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: Install and place fire hydrants per code. Maintain a 20-foot access gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 November 8, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8279 F. ISSUES/TECHNICAUDESIGN: Planning Division: Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are required along both 10th Street and along the access road. 3. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 4. Although, proposed site isn't directly located on Interstate 30 (a designated scenic corridor for our states capital city) special consideration should be given to the visual nature of the site. 5. It is unclear whether or not this proposed project abuts residentially zoned property or not along the south. If so, a land use buffer will be required in the amount of fifteen (15') foot. Seventy (70%) percent of this area must remain undisturbed. 6. Also, if the property to the south is zoned residential, then, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, will be required along the southern perimeter of the site. 7. 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: (October 18, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant provide details of any proposed fencing materials, total building height and building elevations for the proposed structures. Public Works comments were addressed. Staff stated a 20-foot radial dedication would be required at the intersection of 10th and Barber Streets. The applicant stated the street was a dead-end street and would not be connected due to the location of the entrance ramp and the frontage road for 1-30. Staff stated the applicant could request a variance for the dedication. Staff stated repair of all M November 8, 2007 -- SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-8279 curb and sidewalk located within the right of way which was damaged would require replacement prior to occupancy. Landscaping comments were addressed. Staff stated street trees were required along East 10th and Barber Streets. Staff stated screening and a land use buffer would be required along the southern perimeter. 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 October 18, 2007, Subdivision Committee meeting. The applicant has provided details of the proposed fencing materials, total building height and building elevations for the proposed structures. The applicant is requesting a variance for the radial right of way dedication for the intersection of Barber and East 10th Streets. The street is a dead end street and will not likely be connected through due to the location of the Interstate Frontage Road. Staff is supportive of the variance. The applicant is also requesting a reduced land use buffer along the southern perimeter. The zoning ordinance would typically require the placement of a 15-foot land use buffer along the southern perimeter adjacent to residentially zoned property. The site plan indicates the placement of a five foot landscape strip along the southern perimeter. A six foot screening fence will be placed on this property line. Staff is supportive of the land use buffer and screening as proposed. The development will not contain any public open space. The site plan indicates each of the units will have private open space in the rear of the units via an enclosed patio area. The parking areas are proposed with a gravel porous pavement material. The material allows for a compacted driving area and allows water to percolate through the material to reduce water run-off. Staff is supportive of the pavement material as proposed. The units are proposed as one and two story units. Seven of the units will contain two private covered parking spaces and six of the units will contain a single covered parking space. Based on the typical minimum parking requirements for a multi -family development, 19 spaces would be required. The parking as proposed is adequate to meet the typical minimum parking requirement for a multi -family development. The developer has not indicated the placement of signage on the site plan. Staff would recommend if signage is proposed, signage be limited to a maximum of six 5 November 8, 2007 ITEM NO.: 8 FILE NO.: Z-8279 NAME: Barber Street Housing Short -form PD-R LOCATION: Located on the Southeast corner of East 10th and Barber Streets DEVELOPER: NuAge Residential Contractors P.O. Box 250 Sweet Home, AR 72164 SURVFYOR- Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 r_vz•�a::x•�� Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 0.51 acres CURRENT ZONING: ALLOWED USES NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4, Two-family district Single-family and Two-family residential PROPOSED ZONING: PD-R PROPOSED USE: Townhouse development VARIANCES/WAIVERS REQUESTED: A waiver of the required radial dedication. A. PROPOSAL/REQUEST/APPLICANT'S PROPOSAL: The developer/owner (NuAge Residential Contractors) of these three lots overlooking 1-30 and the skyline of Little Rock desires to build a total of thirteen residential living units with off-street covered parking. The site is bounded by 101h Street on the north; a vacant residential house on the south; a paved alley on the east; and Barber Street on the west (which borders the Right of Way for November 8, 2007 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-8279 1-30). There is one vacant house on Lot 11 which will be demolished. Minimal grading is anticipated as the site is relatively flat. Given the current site conditions and configuration of the street and adjacent property, the developer would like to maximize the use of the site by a reduction in the setback requirements. Barber Street on the west boundary of the site is a dead end street with no potential for future re -opening due to the presence of the interstate highway. A five foot setback on the north, west and south and a nine foot setback on the east (the rear yard) is proposed. The developers have retained the services of an architect to prepare conceptual plans for a unique and efficient living environment for potential tenants drawn from the downtown work force. The overall design shall be a mixed contemporary style utilizing historical components and colors consistent with the character of this East End Little Rock setting. The developers desire an energy efficient project (LEED certification will be the basis for the design) whose function and aesthetics will be a strong motivator for future development on adjacent lots within the overall neighborhood. Covered off street parking will be provided for each tenant, accessible via a secure remote controlled entry gate. The front units will be one story, 2 bedroom with a 2 car carport; 1008 square feet (not including the carport); whereas the rear units will be two story with a mix of loft studio units and 2-bedroom units. B. EXISTING CONDITIONS: The interstate frontage road abuts the site to the west and single-family homes abut the site to the south and east. The area to the north of 10th Street is currently vacant and zoned 0-3. The primary use in the area is residential. There is an approved PD-O located to the southeast of the site for a bed and breakfast and hospitality house and to the east is an approved PD-R for a bed and breakfast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Hanger Hill Neighborhood Association and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. 2 November 8, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8279 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. A 20 foot radial dedication of right-of-way is required at the intersection of Barber Street and East 10th Street. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Install curb on East 10th Street that conforms to City curb details. 5. All driveways shall be concrete aprons and 20 feet wide or less per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in alley. Sewer main extension required with easement for Units 1 thru 5. Contact 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 water main extension may be required in order to provide adequate fire protection to this property. 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: Install and place fire hydrants per code. Maintain a 20-foot access gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 November 8, 2007 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-8279 F. ISSUES/TECHNICAL/DESIGN: Planning Division: Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are required along both 10th Street and along the access road. 3. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 4. Although, proposed site isn't directly located on Interstate 30 (a designated scenic corridor for our states capital city) special consideration should be given to the visual nature of the site. 5. It is unclear whether or not this proposed project abuts residentially zoned property or not along the south. If so, a land use buffer will be required in the amount of fifteen (15') foot. Seventy (70%) percent of this area must remain undisturbed. 6. Also, if the property to the south is zoned residential, then, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, will be required along the southern perimeter of the site. 7. 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: (October 18, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant provide details of any proposed fencing materials, total building height and building elevations for the proposed structures. Public Works comments were addressed. Staff stated a 20-foot radial dedication would be required at the intersection of 10th and Barber Streets. The applicant stated the street was a dead-end street and would not be connected due to the location of the entrance ramp and the frontage road for 1-30. Staff stated the applicant could request a variance for the dedication. Staff stated repair of all Il November 8, 2007 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-8279 curb and sidewalk located within the right of way which was damaged would require replacement prior to occupancy. Landscaping comments were addressed. Staff stated street trees were required along East 10th and Barber Streets. Staff stated screening and a land use buffer would be required along the southern perimeter. 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 October 18, 2007, Subdivision Committee meeting. The applicant has provided details of the proposed fencing materials, total building height and building elevations for the proposed structures. The applicant is requesting a variance for the radial right of way dedication for the intersection of Barber and East 10th Streets. The street is a dead end street and will not likely be connected through due to the location of the Interstate Frontage Road. Staff is supportive of the variance. The applicant is also requesting a reduced land use buffer along the southern perimeter. The zoning ordinance would typically require the placement of a 15-foot land use buffer along the southern perimeter adjacent to residentially zoned property. The site plan indicates the placement of a five foot landscape strip along the southern perimeter. A six foot screening fence will be placed on this property line. Staff is supportive of the land use buffer and screening as proposed. The development will not contain any public open space. The site plan indicates each of the units will have private open space in the rear of the units via an enclosed patio area. The parking areas are proposed with a gravel porous pavement material. The material allows for a compacted driving area and allows water to percolate through the material to reduce water run-off. Staff is supportive of the pavement material as proposed. The units are proposed as one and two story units. Seven of the units will contain two private covered parking spaces and six of the units will contain a single covered parking space. Based on the typical minimum parking requirements for a multi -family development, 19 spaces would be required. The parking as proposed is adequate to meet the typical minimum parking requirement for a multi -family development. The developer has not indicated the placement of signage on the site plan. Staff would recommend if signage is proposed, signage be limited to a maximum of six 5 November 8, 2007 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-8279 feet in height and thirty two square feet in area as typically allowed in multi -family zones. A six foot opaque fence is proposed along the southern perimeter and a nine foot wall is proposed along East 10th Street. The wall is proposed to be an architectural element of the development constructed of a masonry block. A single gated entry is proposed from East 10th Street. The existing alley will function as guest parking for the rear units. Security features will be added to the patio area of the rear units to limit access to the site. Staff is supportive of the request. The developers are proposing the development of this 0.51 acre tract with 13 townhouse units resulting in a density of 27 units per acre. The current trend for the downtown area appears to be increased densities with good examples of increased density being the 300 Third Tower and the River Market Towers. The development as proposed allows a transition from the high-rise condominium development taking place in the downtown area stepping down to the one and two story residential homes located in this area. The one and two story units as proposed to allow an option to residents for living in the area. The site is located adjacent to the Interstate and in staff's opinion the development will offer a buffer from the Interstate to the adjoining single-family homes. To staff's knowledge there are no outstanding issues associated with the request. Staff does not feel the development of the site with attached residential housing will significantly impact 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: (NOVEMBER 8, 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 10 ayes, 1 noes and 0 absent. N FILE NO.: Z-8279 NAME: Barber Street Housing Short -form PD-R LOCATION: Located on the Southeast corner of East 10th and Barber Streets DEVELOPER: NuAge Residential Contractors P.O. Box 250 Sweet Home, AR 72164 41 IR\/FYnR. Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AR(-HITFCT- Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 0.51 acres NUMBER OF LOTS: 1 zoning lot CURRENT ZONING: R-4, Two-family district FT. NEW STREET: 0 LF ALLOWED USES: Single-family and Two-family residential PROPOSED ZONING: PD-R PROPOSED USE: Townhouse development VARIANCES/WAIVERS REQUESTED: A waiver of the required radial dedication. A. PROPOSAL/REQUEST/APPLICANT'S PROPOSAL: The developer/owner (NuAge Residential Contractors) of these three lots overlooking 1-30 and the skyline of Little Rock desires to build a total of thirteen residential living units with off-street covered parking. The site is bounded by 10th Street on the north; a vacant residential house on the south; a paved alley on the east; and Barber Street on the west (which borders the Right of Way for FILE NO.: Z-8279 (Cont. 1-30). There is one vacant house on Lot 11 which will be demolished. Minimal grading is anticipated as the site is relatively flat. Given the current site conditions and configuration of the street and adjacent property, the developer would like to maximize the use of the site by a reduction in the setback requirements. Barber Street on the west boundary of the site is a dead end street with no potential for future re -opening due to the presence of the interstate highway. A five foot setback on the north, west and south and a nine foot setback on the east (the rear yard) is proposed. The developers have retained the services of an architect to prepare conceptual plans for a unique and efficient living environment for potential tenants drawn from the downtown work force. The overall design shall be a mixed contemporary style utilizing historical components and colors consistent with the character of this East End Little Rock setting. The developers desire an energy efficient project (LEED certification will be the basis for the design) whose function and aesthetics will be a strong motivator for future development on adjacent lots within the overall neighborhood. Covered off street parking will be provided for each tenant, accessible via a secure remote controlled entry gate. The front units will be one story, 2 bedroom with a 2 car carport; 1008 square feet (not including the carport); whereas the rear units will be two story with a mix of loft studio units and 2-bedroom units. B. EXISTING CONDITIONS: The interstate frontage road abuts the site to the west and single-family homes abut the site to the south and east. The area to the north of 10th Street is currently vacant and zoned 0-3. The primary use in the area is residential. There is an approved PD-O located to the southeast of the site for a bed and breakfast and hospitality house and to the east is an approved PD-R for a bed and breakfast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Hanger Hill Neighborhood Association and all residents, who could be identified, located within 300-feet of the site 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 FILE NO.: Z-8279 (Cont. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Barber Street and East 10th Street. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Install curb on East 10th Street that conforms to City curb details. 5. All driveways shall be concrete aprons and 20 feet wide or less per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in alley. Sewer main extension required with easement for Units 1 thru 5. Contact 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 water main extension may be required in order to provide adequate fire protection to this property. 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: Install and place fire hydrants per code. Maintain a 20-foot access gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 3 FILE NO.: Z-8279 (Cont. 2. Street trees are required along both 10th Street and along the access road. 3. A franchise agreement must be obtained with the City of Little Rock Public Works department for the street trees prior to the issuance of a building permit. 4. Although, proposed site isn't directly located on Interstate 30 (a designated scenic corridor for our states capital city) special consideration should be given to the visual nature of the site. 5. It is unclear whether or not this proposed project abuts residentially zoned property or not along the south. If so, a land use buffer will be required in the amount of fifteen (15') foot. Seventy (70%) percent of this area must remain undisturbed. 6. Also, if the property to the south is zoned residential, then, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, will be required along the southern perimeter of the site. 7. 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: (October 18, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant provide details of any proposed fencing materials, total building height and building elevations for the proposed structures. Public Works comments were addressed. Staff stated a 20-foot radial dedication would be required at the intersection of 10th and Barber Streets. The applicant stated the street was a dead-end street and would not be connected due to the location of the entrance ramp and the frontage road for 1-30. Staff stated the applicant could request a variance for the dedication. Staff stated repair of all curb and sidewalk located within the right of way which was damaged would require replacement prior to occupancy. Landscaping comments were addressed. Staff stated street trees were required along East 10th and Barber Streets. Staff stated screening and a land use buffer would be required along the southern perimeter. 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. 10 FILE NO.: Z-8279 Cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has provided details of the proposed fencing materials, total building height and building elevations for the proposed structures. The applicant is requesting a variance for the radial right of way dedication for the intersection of Barber and East 10th Streets. The street is a dead end street and will not likely be connected through due to the location of the Interstate Frontage Road. Staff is supportive of the variance. The applicant is also requesting a reduced land use buffer along the southern perimeter. The zoning ordinance would typically require the placement of a 15-foot land use buffer along the southern perimeter adjacent to residentially zoned property. The site plan indicates the placement of a five foot landscape strip along the southern perimeter. A six foot screening fence will be placed on this property line. Staff is supportive of the land use buffer and screening as proposed. The development will not contain any public open space. The site plan indicates each of the units will have private open space in the rear of the units via an enclosed patio area. The parking areas are proposed with a gravel porous pavement material. The material allows for a compacted driving area and allows water to percolate through the material to reduce water run-off. Staff is supportive of the pavement material as proposed. The units are proposed as one and two story units. Seven of the units will contain two private covered parking spaces and six of the units will contain a single covered parking space. Based on the typical minimum parking requirements for a multi -family development, 19 spaces would be required. The parking as proposed is adequate to meet the typical minimum parking requirement for a multi -family development. The developer has not indicated the placement of signage on the site plan. Staff would recommend if signage is proposed, signage be limited to a maximum of six feet in height and Ihirty two square feet in area as typically allowed in mu ti-family zones. A six foot opaque fence is proposed along the southern perimeter and a nine foot wall is proposed along East 10th Street. The wall is proposed to be an architectural element of the development constructed of a masonry block. A single gated entry is proposed from East 10th Street. The existing alley will function as guest parking for the rear units. Security features will be added to. the patio area of the rear units to limit access to the site. Staff is supportive of the request. The developers are proposing the development of this 0.51 acre tract with 13 townhouse units resulting in a density of 27 units per acre. The current trend for the downtown area appears to be increased densities with good examples of increased density being the 300 Third Tower and the River Market Towers. The development as proposed allows a 5 FILE NO.: Z-8279 (Cont. transition from the high-rise condominium development taking place in the downtown area stepping down to the one and two story residential homes located in this area. The one and two story units as proposed to allow an option to residents for living in the area. The site is located adjacent to the Interstate and in staffs opinion the development will offer a buffer from the Interstate to the adjoining single-family homes. To staff's knowledge there are no outstanding issues associated with the request. Staff does not feel the development of the site with attached residential housing will significantly impact the area. 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: (NOVEMBER 8, 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 10 ayes, 1 noes and 0 absent. A