HomeMy WebLinkAboutZ-8341 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
MAY 1, 2008
ITEM NO.: 8. RESIDENCES AT RIVERDALE
ZONING SITE PLAN REVIEW Z-8341
Planning Staff Comments:
1. There is no Bill of Assurance issue.
ariance/Waivers:
• None requested.
Public Works:
Rebsamen Park Road is classified on the Master Street Plan as a collector street. A dedication of right-of-
way thirty (30) feet from centerline will be required.
With site development, provide design of street conforming to the Master Street Plan. Construct one-half
street improvement to Rebsamen Park Road including 5-foot sidewalks with planned development.
A maximum of thirty (30) vertical feet of fill or excavation (3-10 feet vertical terraces or 2-15 feet vertical
terraces) is permitted, however additional development areas may be constructed a minimum of one
hundred (150) feet in width at a slope no more than 8%. The maximum thirty (30) feet of fill or excavation
may again be utilized. Provide elevations of top and bottom of retaining wall. A variance will be needed
for the retaining wall in the rear due to it exceeds the maximum length of two hundred (200) feet of terrace
in a straight line and a variance will be needed for the retaining wall if it is greater than fifteen (15) feet.
Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to
occupancy.
A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or
grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of
Environmental Quality prior to the start of construction.
Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed
plans prior to construction.
Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade
permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis
Herbner).
Utilities and Fire Department/County Planning_
Wastewater: Sewer service is available to this site.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met.
Please submit plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas
Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not
contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone backflow preventer shall be required.
ITEM NO.: 8. CON'T RESIDENCES AT RIVERDALE Z-8341
Fire Department: Approved as submitted.
County Planning: No Comments,
CATA: The site is located on a CATA bus route.
PIanning Division: No Comments.
Landscape: R-6 is a zoning site plan review district which requires review and approval by the Little Rock
Planning Commission. Contact Dana Carney of the Planning Staff at 371-6817 or deamey@littlerock.org.
littlerock.org.
Landscape Plan must have seal/stamp of registered Landscape Architect.
All landscape areas must be irrigated. Submit irrigation plan or note on landscape plan that irrigation will be
provided.
The land use buffer on the south side where the adjacent property is zoned R-2 should be 6% of the average width
of the lot. This equates to a buffer of 21 feet, of which 70% is to remain undisturbed. Since the site is located in the
designated mature area of the City, the buffer may be reduced by 25% to 15.75 feet, 70% of which is to remain
undisturbed. The Planning Commission may approve a variance to allow the buffer as proposed.
The street buffer on the Rebsamen Park Road frontage should be 6% of the average depth of the lot. This equates to
a buffer of 24.6 feet. Since the site is located in the designated mature area of the City, the street buffer may be
reduced by 25% to 18 feet. The Planning Commission may approve a variance to allow the buffer as proposed.
Interior landscape islands must be a minimum of 7.5 feet in width and 300 square feet in area to count toward
fulfilling the interior landscape requirement. Several of the areas indicated as interior landscape areas do not meet
this requirement. The interior landscape islands need to be more evenly distributed. The parking fields on the north
and west sides of the building need interior landscape islands. Variances from the interior landscape requirement
may only be approved by the City Beautiful Commission.
Indicate plant height at time of planting in addition to gallon size.
Along north perimeter adjacent to Treetops Lane, plant Crepe Myrtles at 30- feet on center; equal to replacing about
every 101h proposed shrub. The crepe myrtles must have a minimum of 3 canes of 1- inch caliper each.
Three shrubs for every 30 linear feet are required in the south perimeter landscape strip.
The 6-foot tall wood fence along the south property line must be built with the finished side facing outward.
Other: Submit responses to staff issues and four (4) copies of revised site plan no later than Wednesday May 7,
2008.
Required notices must be sent by May 7, 2008 and proof of notice returned to staff by May 16, 2008.
May 22, 2008
u ►•
NAME: Residences at Riverdale Zoning Site Plan Review
LOCATION: 2010 Rebsamen Park Road
DEVELOPER:
Residences at Riverdale, GP, LLC
2601 Network Blvd., Suite 203
Frisco, TX 75034
(972) 228-3701
ENGINEER:
Precision Civil
660 North Central Expressway, #475
Plano, TX 75074
(972) 422-2690
O.: Z-8341
AREA: 3.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-6
ALLOWED USES: High-rise Multifamily, 72 units per acre
PROPOSED USE: 4-story Multifamily building containing 124 units
(38 units per acre)
VARIANCES/WAIVERS REQUESTED:
1. Reduced front yard setback from 25 feet to 15 feet
2. Reduction of street buffer on Rebsamen Park Road from 18 feet to 15 feet
3. Reduction of land use buffer on south perimeter from 15.75 feet to 6.75 feet
4. Reduction of on -site parking from 186 spaces to 172 spaces
May 22, 2008
ITEM NO.: 8 (Cont.
BACKGROUND:
FILE NO.: Z-8341
This R-6 zoned tract was previously occupied by an apartment development. The
building burned and the site has been cleared. The parking lots remain as of this
writing.
A. PROPOSAUREQUEST:
The applicants propose to construct a single, four-story building containing
124 units. 48 units are to have 2 bedrooms. The remaining 76 units are one -
bedroom and efficiency units. Construction will consist of wood frame with
exterior finish of stucco and manufactured stone. The structure will have a
shingled, hipped roof. The roof mounted mechanical equipment will be hidden
behind the pitched roof. Amenities include interior elevators and trash chutes,
clubroom, fitness center and two courtyards with a gazebo and swimming pool.
Approximately half of the 172 parking spaces will be covered.
B. EXISTING CONDITIONS:
The building, which previously was located on the site, burned and has been
removed. The parking lots remain. Multifamily developments are located
adjacent to the north and west. A high-rise condominium development is located
to the northwest. Rebsamen Park Road, a railroad and industrial properties are
located to the east. An older single-family neighborhood is located to the south.
A half -acre tract separates this multifamily site from the adjacent single family.
The tract ranges from 60 feet to 100 feet in width, is densely vegetated and
appears to contain a drainage ditch.
C. NEIGHBORHOOD COMMENTS:
Notices were sent to owners of properties located within 200 feet of the site and
all residents within 300 feet who could be identified. The property does not lie
within any neighborhood association boundary. As of this writing, staff has
received only a few information inquiries.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Rebsamen Park Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way thirty (30) feet from centerline will be
required.
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May 22, 2008
ITEM NO.: 8 f Cont.
FILE NO.: 2
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Rebsamen Park Road
including 5-foot sidewalks with planned development.
3. A maximum of thirty (30) vertical feet of fill or excavation (3-10 feet vertical
terraces or 2-15 feet vertical terraces) is permitted, however additional
development areas may be constructed a minimum of one hundred (150) feet
in width at a slope no more than 8%. The maximum thirty (30) feet of fill or
excavation may again be utilized. Provide elevations of top and bottom of
retaining wall. A variance will be needed for the retaining wall in the rear due
to it exceeds the maximum length of two hundred (200) feet of terrace in a
straight line and a variance will be needed for the retaining wall if it is greater
than fifteen (15) feet.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. A grading permit in accordance with Section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer service is available to this site.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of request
for water service must be met. Please submit plans for the fire protection system
to Central Arkansas Water for review. Contact Central Arkansas Water
regarding procedures for installation of fire service. Approval of plans by the
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May 22, 2008
ITEM NO.: 8 Cont. FILE NO.: Z-8341
Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. Fire sprinkler systems, which do not contain additives
such as antifreeze, shall be isolated with a double detector check valve
assembly. If additives are used, a reduced pressure zone backflow preventer
shall be required.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: The property is located within the Heights-Hillcrest Planning
District. The Plan indicates this area as Multifamily. The proposed development
complies with the Land Use Plan. The property does not fall within an area
covered by a Neighborhood Action Plan.
Landscape: Landscape Plan must have seal/stamp of registered Landscape
Architect.
All landscape areas must be irrigated. Submit irrigation plan or note on
landscape plan that irrigation will be provided.
The land use buffer on the south side where the adjacent property is zoned R-2
should be 6% of the average width of the lot. This equates to a buffer of 21 feet,
of which 70% is to remain undisturbed. Since the site is located in the designated
mature area of the City, the buffer may be reduced by 25% to 15.75 feet, 70% of
which is to remain undisturbed. The Planning Commission may approve a
variance to allow the buffer as proposed.
The street buffer on the Rebsamen Park Road frontage should be 6% of the
average depth of the lot. This equates to a buffer of 24.6 feet. Since the site is
located in the designated mature area of the City, the street buffer may be
reduced by 25% to 18 feet. The Planning Commission may approve a variance to
allow the buffer as proposed.
Interior landscape islands must be a minimum of 7.5 feet in width and 300 square
feet in area to count toward fulfilling the interior landscape requirement. Several
of the areas indicated as interior landscape areas do not meet this requirement.
The interior landscape islands need to be more evenly distributed. The parking
fields on the north and west sides of the building need interior landscape islands.
Variances from the interior landscape requirement may only be approved by the
City Beautiful Commission.
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May 22, 2008
ITEM NO.: 8 Cont. FILE NO.: Z-8341
Three shrubs for every 30 linear feet are required in the south perimeter
landscape strip.
The 6-foot tall wood fence along the south property line must be built with the
finished side facing outward.
G. SUBDIVISION COMMITTEE COMMENT: (May 1, 2008)
The applicants were present. Staff presented the item and noted little additional
information was needed. The applicants presented an updated version of the
site plan, which indicated a front yard setback variance and a buffer variance.
Staff stated they had been working with the applicant on the revised plan and
were supportive of both variances. It was noted that pulling the building forward
slightly reduced the amount of cut that was necessary at the rear of the site
where there was an extreme slope. The applicants stated any retaining wall at
the rear of the site would comply with the height limits of the Code. It was noted
that pulling the development to the south would allow for preservation of several
mature trees along Treetops Lane, an access easement. Staff noted that there
was an R-2 zoned tract adjacent to the south that contained a drainageway and
that tract separated this parcel from the residences located further to the south.
During the discussion of the landscape comments, it was noted that additional
interior landscaping was needed. Staff stated they could support a parking
variance since the majority of the units were efficiency or one -bedroom
apartments. The Committee agreed with that assessment. Public Works and
Utility Comments were discussed.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
H. ANALYSIS:
The applicants propose to construct a single, four-story building containing
124 multifamily units on this R-6 zoned, 3.23-acre tract. R-6 is a zoning site
plan review district requiring review and approval by the Planning Commission.
R-6 allows a density of up to 72 units per acre. The proposed development
has a density of 38 units per acre. 172 parking spaces are proposed with
approximately half of the spaces being covered. Access to the site will be via a
single driveway onto a Rebsamen Park Road and a driveway onto Treetops
Lane, an access easement within the north perimeter of the site.
The four-story building will have a height of 50 feet to the midpoint of the pitched
roof. R-6 allows a building height ranging from 75 feet to as much as 125 feet.
The building will have an exterior of stucco and manufactured stone with a
shingled, hipped roof. The building is built around two courtyards containing a
gazebo and pool. Of the 124 units, 48 are two -bedroom. The remaining 76 units
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May 22, 2008
ITEM NO.: 8 (Cont.
FILE NO.: Z
are one -bedroom or efficiency units. Amenities include 6 elevators and trash
chutes, club room and fitness center. The trash chutes empty into ground floor
dumpsters that are hidden within the building behind roll -up doors. The site will
also contain one external dumpster.
Variances are requested to allow a reduced front setback, a slight reduction in
buffers and a reduction in parking. Staff is supportive of the variance requests.
The building is proposed to have a front yard setback of 15 feet. The R-6 district
typically requires a 25-foot front yard. Pulling the building forward allows the
parking to be located to the rear and helps to minimize excavation of the extreme
slope at the rear of the site. Only a relatively small portion of the building will be
at the 15-foot setback. The larger portion of the front of the building will have a
setback of 30± feet. Approximately half of the parking spaces are to be covered.
Some of the carport structures will have reduced setbacks from the south
property line and will also have a 15-foot setback from the front. The required
street buffer on the Rebsamen Park frontage is 18 feet. The applicants are
proposing a street buffer of 15 feet. In an area in front of the building, the buffer
will have a depth of 30± feet. The street buffer will be heavily landscaped. The
required land use buffer on the south perimeter is 15.75 feet. The applicants
propose a buffer in this area of 6.75 feet, the minimum required by the landscape
ordinance. A screening fence and landscaping will be installed in this area. The
R-2 zoned tract to the south is densely vegetated and contains a creek. That
tract separates the subject property from the residences located further to the
south. Moving the development to the south as proposed allows the developers
to save several mature trees that are located along the Treetops Lane Perimeter.
Lastly, a slight reduction in the number of on -site parking spaces is requested.
The ordinance typically requires 1.5 spaces per unit, irregardless of the number
of bedrooms in the units. A 124-unit development would typically require
186 spaces. The applicants are proposing to have 172 spaces. Of the 124 units,
61 % are one -bedroom or efficiency units. The remaining units are two -bedroom.
The slight reduction in parking is appropriate due to the use mix of apartments.
Staff suggested the reduction to allow for more interior landscaping within
the site.
Portions of the development will be endorsed by a retaining wall. The applicants
have stated they will work with the terrain to assure that the wall height and
design complies with Code standards and will not require a variance. An
overhead power line in a 10-foot easement runs east to west along the south
perimeter and then turns to the north at the rear of the site. Some of the covered
parking spaces are indicated in the easement. The applicants have stated the
easement and power line will be relocated to run within the driveway. A 6-foot
tall wood screening fence will be located along the south and west perimeters.
Treetops Lane is a private road located within a 25-foot access easement located
within the north perimeter of the site. Signage has not been specified but will be
limited to that allowed in multifamily zones; one ground -mounted sign not to
0
May 22, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-8341
exceed
24 square feet in area and 6 feet in height.
To staffs knowledge, there are no outstanding issues. Staff supports the
proposed redevelopment of this R-6 zoned tract as proposed.
STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections D, E
and F of the agenda staff report.
2. The easement is to be relocated so that the carport structures are not located
within the easement.
3. The carport structures are not to extend past the 15-foot front yard setback.
Staff recommends approval of the requested front yard setback variance,
the street buffer and land use buffer variances and the parking variance
as proposed.
LANNING COMMISSION ACTION: (MAY 22, 2008)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval subject to compliance with the conditions noted in
the "staff recommendation" above. There was no further discussion. The item was
placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and 1 absent.
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