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HomeMy WebLinkAboutZ-8660 Staff AnalysisAugust 25, 2011 ITEM NO.: C NAME: McDaniel Short -form PD-R LOCATION: Located at 11100 Legion Hut Road DEVELOPER: Nuage Residential Construction c/o James McDaniel P.O. Box 250 Sweet Home, AR 72164 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA:.50 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -M Multi -family 4-plex FILE NO.: Z FT. NEW STREET: 0 LF VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQ BEST/APPLICANTS STATEMENT, The applicant is proposing a rezoning of the site from R-2, Single-family to PD-R to allow the construction of a four-plex apartment building. The building is proposed containing 2,800 square feet. The site plan indicates the placement of eight (8) on -site parking spaces located adjacent to Legion Hut Road. The applicant has indicated the buildings will be constructed of brick and vinyl. The roof will be a standard pitch roof with asphalt shingles. A six (6) foot wood fence will be installed along the perimeters abutting single-family zoned property. August 25, 2011 SUBDIVISION ITEM NO.: C (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-8660 The property is heavily wooded, as is the property to the south. North, northeast and west of the site are single-family homes. The homes fronting on Legion Hut Road appear to be developed on larger lots. The homes located to the west appear to be developed on smaller lots within the Shiloh Subdivision. To the east is a manufactured home park. Further south of the site is the Oxford Valley Subdivision, which is a single-family subdivision, which is continuing to develop with new homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of information phone calls 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 Legion Hut Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: 1. Legion Hut Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. Provide the centerline of the Legion Hut Road right-of-way to determine if a dedication is required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Vehicle parking is not allowed in the public right-of-way. 4. Vehicle backing into Legion Hut Road creates a safety hazard and is not allowed with developments more dense than a single-family residential development. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy: Approved as submitted. Center -Point Energ : Approved as submitted. AT & T: No comment received. 2 August 25, 2011 SUBDIVISION M NO.: C (Cont. FILE NO.: Z-8660 Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discus backflow prevention requirements for this project. Fire Department: Place fire hydrant per code. Maintain at least a 20-foot wide access. 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 received- F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Residential Development to allow the construction of a four -unit apartment on the site. Residential Low Density typically provides for single-family homes at densities not to exceed six units per acre. Master Street Plan: Legion Hut is a Local Street. Street is to provide access to adjacent prope abutted by non-residential zoning/use or more are considered as "Commercial Street'. These The primary function of a Local ties. Local Streets which are intensive zoning than duplexes streets have a design standard 3 August 25, 2011 SUBDIVISION ITEM NO.: C Cont. FILE NO.- Z-8660 the same as a Collector. 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 is shown along Legion Hut 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 Citys landscape and buffer ordinance requirements. 2. Verify site size for a full review. 3. Property to the north and south are zoned residential, therefore, the zoning ordinance requires a nine -foot (9) wide land use buffers along both of the perimeters. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. Currently, the building footprint is shown at a mere ten foot (10) from the property line. 4. The property to the west is zoned residential; therefore, a thirteen -foot (13) wide land use buffer is required. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 5. The zoning buffer requires an average thirteen -foot (13) wide street buffer and in no case to be less than nine foot (9) in width. Currently, this minimal amount is not being met; revise. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. 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. 0 August 25, 2011 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-8660 G. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011) Mr. James McDaniel was present representing the request. Staff presented an overview of the request stating there were additional items necessary to complete the review process. Staff requested details concerning the proposed construction materials, if there would be an on -site dumpster and if any signage was proposed. Staff also questioned any proposed fencing around the site's perimeter. Staff stated the parking as proposed did not comply with City ordinance. Staff also questioned if the developer had considered constructing two (2) duplex units as opposed to a single building. Public Works comments were addressed. Staff stated a dedication of right of way 25-feet for centerline would be required. Staff also stated any broken curb and gutter or sidewalk that was damaged in the public right of way would require replacement prior to the issuance of a certificate of occupancy for the development. Landscaping comments were addressed. Staff stated with the development of the site a 9-foot land use buffer was required along the northern and southern perimeters of the site. Staff also stated a minimum of seventy percent of the buffer was to remain undisturbed. Staff stated screening would be required along the northern, southern and western perimeters of the site. Staff stated a street buffer of thirteen feet was required along Legion Hut Road. 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 a revised site plan to staff addressing staffs concerns related to the proposed parking. The applicant has indicated a dumpster will not be located on the site. The applicant has also indicated no signage is proposed for the development. The applicant is proposing a rezoning of the site from R-2, Single-family to PD-R to allow the construction of a 4-plex apartment building. The building is proposed containing 2,800 square feet with eight (8) on -site parking spaces located adjacent to Legion Hut Road to serve the use. Based on the typical parking requirement for a multi -family development six (6) parking spaces would typically be required to serve the four (4) units. 5 August 25, 2011 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-8660 The applicant has indicated the buildings will be constructed of brick and vinyl. The roof will be a standard pitch roof with asphalt shingles. A six (6) foot wood fence will be installed along the perimeters abutting single-family zoned property to provide the required screening. The property is classified on the City's Future Land Use Plan as Residential Low Density. Residential Low Density typically provides for single-family homes at densities not to exceed six (6) units per acre. The development as proposed is consistent with the density allowed by the Future Land Use Plan however staff has concerns with the design aspect of the development. In staffs opinion the single building with the parking lot located in the front yard of the development is not compatible with the development pattern in the area. Although there is a mobile home park located across Legion Hut Road from this site for the most part the remainder of the area has developed with single-family homes with typical single-family drives and not large areas of paving in the front yard. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 2, 2011) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 1, 2011, requesting a deferral of the item to the July 14, 2011, public hearing. Staff stated the applicant had indicated the deferral was necessary to allow the applicant time to work with staff on the design of the project and allow the applicant the opportunity to meet with the neighborhood association concerning the proposed development. Staff stated the deferral request would require a By-law waiver with regard to the late deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair then entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. TAFF UPDATE: Staff has had no contact with the applicant. No revised plan has been submitted. Staff continues to recommend denial of the application. 0 August 25, 2011 SUBDIVISION ITEM NO.: C PLANNING COMMISSION ACTION: FILE NO.: Z-8660 (JULY 14, 2011) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had requested deferral of the item on July 11, 2011 to allow additional time to consider possible changes to the plan. There was no further discussion. A motion was made to waive the Commission's bylaws to accept the late deferral request. The motion was seconded and approved by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved for deferral to the August 25, 2011 meeting by a vote 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has not met with staff nor the neighborhood association concerning the proposed request. Staff continues to not support the request. The applicant has requested two previous deferrals for this item. Staff recommends the item be withdrawn from consideration, without prejudice, to allow the applicant time to design the site plan and meet with staff and the neighborhood association concerning issues which have been raised by both. PLANNING COMMISSION ACTION: (AUGUST 25, 2011) The applicant was not present. There were no registered objectors present. Staff presented the item stating there had been no contact by the applicant concerning this request. Staff presented a recommendation of withdrawn of the item without prejudice. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 6. Z NAME: McDaniel Short -form PD-R LOCATION: located at 11100 Legion Hut Road Plannina 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 18, 2011. The Office of Planning and Development must receive the proof of notice no later than May 27, 2011. 2. Provide details of the proposed construction materials for the buildings. 3. Provide details of any proposed fencing including the location of the fencing, construction materials and total height of the fencing. 4. Provide details of any proposed signage for the development including ground and building signage. 5. All site lighting must be low level and directional, directed downward and into the site. 6. Will there be a dumpster located on the site? If so provide details of the proposed dumpster facility including location and a note concerning the required screening. Typically the City of Little Rock will not collect garage from residences which are more than duplexes. 7. The parking as proposed does not comply with City ordinance. There is to be no backing of automobiles into the City street. Redesign the parking to eliminate the backing into Legion Hut Road. The maximum driveway width is 36-feet. The plan should also include interior landscaping to meet the City's Landscape Ordinance requirements. 8. Consideration should be given to developing the site with two duplex buildings as opposed to a single building or to turning the building to reduced the paving located along the street. Variance/Waivers: None requested. Public Works Conditions: 1. Legion Hut Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. Provide the centerline of the Legion Hut Road right-of-way to determine if a dedication is required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Vehicle parking is not allowed in the public right-of-way. 4. Vehicle backing into Legion Hut Road creates a safety hazard and is not allowed with developments more dense than a single family residential development. Item # 6. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discus backflow prevention requirements for this project. Fire Department: Place fire hydrant per code. Maintain at least a 20-foot wide access. 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 received. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Residential Development to allow the construction of a four unit apartment on the site. Residential Low Density typically provides for single family homes at densities not to exceed six units per acre. Master Street Plan: Legion Hut is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Item # 6. 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 is shown along Legion Hut 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. Verify site size for a full review. 3. Property to the north and south are zoned residential, therefore, the zoning ordinance requires a nine -foot (9') wide land use buffers along both of the perimeters. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. Currently, the building footprint is shown at a mere ten foot (10') from the property line. 4. The property to the west is zoned residential; therefore, a thirteen -foot (13') wide land use buffer is required. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 5. The zoning buffer requires an average thirteen -foot (13') wide street buffer and in no case to be less than nine foot (9') in width. Currently, this minimal amount is not being met; revise. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year - around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. 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/plan (to include the additional information as noted above) to staff on Wednesday, May 18, 2011. Item # 6.