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HomeMy WebLinkAboutZ-8386-A Staff AnalysisFILE NO.- Z-8386-A NAME: Edgemere Park Short -form PD-R LOCATION: Located at 807 Kirby Road DEVELOPER: Icon Homes, LLC 16 Cobblestone Creek Court Little Rock, AR 72210 FNr,INFFR- McGetrick Engineering 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.95 acres RRENT ZONING ALLOWED USES - PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 3 I - 3 Lot Single-family Subdivision FT. NEW STREET: 0 LF 12.63 unit Multi -family development VARIANCES/WAIVERS REQUESTED: None requested_ BACKGROUN On December 2, 2008, the Little Rock Board of Directors adopted Ordinance No. 20,052 establishing a Planned Residential Development (PD-R) for this property to allow for the construction of three (3) single-family homes on this site all with driveway access to Kirby Road. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PD-R to allow the development of the site with three (3) buildings containing four (4) units in each building multi -family development. The applicant has indicated Edgemere Park is planned as an upscale residential apartment home development which FILE NO.: Z-8386-A (Cont. will blend European architecture with 21 St Century construction. The units are proposed as two bedroom units with a living area, one full bath, dining area and kitchen and a separate laundry area. The units will range from 950 square feet to 1,100 square feet of heated and cooled space. The buildings are proposed with a single entry door to promote a residential appearance. Exterior features include masonry, with structural accents and details such as brick on all four sides, architectural roof shingles, landscaped lawns and automatic sprinkler systems. The Roof pitch elevations are proposed as a minimum 10/12. A six (6) foot privacy fence will be installed along the northern, eastern and southern perimeters. A common area will be included along the eastern perimeter to allow residents outdoor space. B. EXISTING CONDITIONS: Kirby Road is a narrow two-lane road with open ditches for drainage. The site is wooded and appears to be relatively flat. South of the site is a warehouse building and north of the site is Chenal Adult Daycare facility. East of the site is property zoned PRD, which is being developed as a multi -family residential development. The area is predominately single-family with a few churches located north of the site. The area south of the site at the intersection with Kanis Road on the east side was previously approved for an office, commercial and mini -warehouse development and on the west side a convenience store has been constructed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Spring Valley Manor and the Parkway Place Property Owners Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS, 1. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of Kirby Road conforming to the Master Street Plan. Construct one-half street improvement to Kirby Road with the planned development. The new back of curb should be located 36 feet from the back of curb on the west side of Kirby Road. 3. 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). 2 FILE NO.: Z-8386-A (Cont. 4. A grading permit in accordance with Section 29-186 (c) and (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. 5. Stormwater detention will not apply to the proposed development with it being less than one (1) acre in size. 6. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. il 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for Lots 2 and 3. 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 will be required to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 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). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide access. Install a Knox box and properly place the address on the building. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. 3 FILE NO.: Z-8386-A (Cont. Parks and Recreation: No comment, F. ISSUESITECHN ICALIDES IGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. Residential Low Density is for single family homes at densities no greater than six (6) dwelling units per acre. The applicant has requested to revise a previously approved Planned Residential Development to allow the development of this .95 acre tract with three (3) structures containing a total of twelve (12)=units of residential housing Master Street Plan: Kirby Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bike route is, shown along Kirby Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a nine (9) foot wide land use buffer along the northern and southern perimeters of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. If insufficient vegetation exists in this area then additional landscaping will be required to provide screening. Easements cannot count toward fulfilling this requirement. No grading can occur in these areas. 3. The zoning buffer ordinance requires a seventeen (17) foot wide land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. If insufficient vegetation exists in this area then additional landscaping will be required to provide screening. Easements cannot count toward fulfilling this requirement. No grading can occur in these areas. 4. The landscape ordinance requires a nine (9) foot perimeter landscape strip around the sites entirety. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 5. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. M FILE NO.: Z-8386-A (Cont. 6. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. 7. A small amount of building landscaping will be required. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011) The applicant was present. Staff presented the item and noted additional information was needed regarding unit square footage, building height, trash collection and signage. Public Works and Landscape comments were discussed Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted responses and a revised plan to address the issues raised at Subdivision Committee. Each of the three (3) buildings will contain four (4) units, two (2) upstairs and two (2) downstairs. Each building will have a single front entry door to promote a single-family residential appearance. Each unit will consist of 950 to 1100 square feet of heated and cooled space. The buildings will have an architecturally shingled roof with a minimum roof pitch of 10/12. Building height will be approximately twenty-eight (28) feet to the midpoint of the pitched roof. There will be no dumpster on the site. Each unit will have individual trash collection. Total open space is provided at 1,767 square feet per unit or a total of 52% of the site. The open space indicated at the east will be landscaped and will include amenities such as park benches for the residents to enjoy. A six (6) foot tall brick and black iron decorative fence will be placed across the front of the site. The development will not be gated. To staff's knowledge, there are no outstanding issues. No Variances are requested. Staff believes the proposed development will provide a good transition from the nonresidential developments to the south and the single-family neighborhood to the north. The development will also complement the new multi -family development being constructed across Kirby Road. 5 FILE NO.: Z-8386-A (Cont. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in sections D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 14, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined 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. 0 ITEM NO.: 9. Z NAME: Edgemere Park Short -form PD-R LOCATION: located at 807 Kirby Road 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 June 22, 2011. The Office of Planning and Development must receive the proof of notice no later than July 8, 2011. 2. Provide the total square footage of the proposed units. 3. Provide a note on the site plan indicating the maximum height of the proposed building. 4. The site plan notes garbage collection will be at each unit. Please clarify. 5. Provide details of the proposed sign indicating the total height and total square footage. Multi -family developments are typically allowed a maximum sign height of six (6) feet and a maximum sign area of twenty-four (24) square feet. 6. All site lighting must be low level and directional, directed downward and into the site. Variance/Waivers: None requested. Public Works Conditions: 1. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of Kirby Road conforming to the Master Street Plan. Construct one-half street improvement to Kirby Road with the planned development. The new back of curb should be located 36 feet from the back of curb on the west side of Kirby Road. 3. 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). 4. A grading permit in accordance with Section 29-186 (c) and (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. 5. Stormwater detention will not apply to the proposed development with it being less than one (1) acre in size. 6. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Item # 9. Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for Lots 2 and 3. Enter : 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 will be required to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 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). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide access. Install a Knox box and properly place the address on the building. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. Residential Low Density is for single family homes at densities no greater than six (6) dwelling units per acre. The applicant has requested to revise a previously approved Planned Residential Development to allow the development of this .95 acre tract with three (3) structures containing a total of twelve (12) units of residential housing Master Street Plan: Kirby Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Item # 9. Bicycle Plan: A Class III bike route is shown along Kirby Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a nine (9) foot wide land use buffer along the northern and southern perimeters of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. If insufficient vegetation exists in this area then additional landscaping will be required to provide screening. Easements cannot count toward fulfilling this requirement. No grading can occur in these areas. 3. The zoning buffer ordinance requires a seventeen (17) foot wide land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. If insufficient vegetation exists in this area then additional landscaping will be required to provide screening. Easements cannot count toward fulfilling this requirement. No grading can occur in these areas. 4. The landscape ordinance requires a nine (9) foot perimeter landscape strip around the sites entirety. Currently, this site is deficient along all four perimeters of the site. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 5. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 6. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 150 square feet in area. 7. A small amount of building landscaping will be required. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 29, 2011. Item # 9.