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HomeMy WebLinkAboutZ-8695 Staff AnalysisFILE NO.: Z-8695 NAME: Gulley Long -form PD-R LOCATION: Located at 11511 Garrison Road DEVELOPER: David Gulley P.O. Box 13748 Maumelle, AR 72113 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 29.67 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -M FT. NEW STREET: 0 LF Storage building and three (3) single-family homes developed in phases VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is to rezone the site from R-2, Single-family to PD-R to allow the development of the site with a storage building and three (3) single-family homes. The development is proposed in phases with the storage building being in the first phase. The building will be used to house the applicant's personal boats, RV's, ATV's and collection of automobiles. The property currently contains two (2) houses, two (2) storage buildings and a barn. The existing uses are served by septic systems and wells. FILE NO.: Z-8695(Cont.) B. EXISTING CONDITIONS: The site is located on the south side of Garrison Road just west of Ruthann Lane and across from Raney Lane. The area is primarily single-family homes located on acreage. The site is wooded and there are two homes and a barn located on the property. Garrison Road is a typical rural County road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: ` PUBLIC WORKS CONDITIONS: 1. Garrison Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the City of Little Rock's service boundary. The applicant is working with the Arkansas Department of Health to secure septic certification. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water does not have a water main in Garrison Road; water could possible be obtained from Maumelle Water Corp. A water main extension will be needed to provide water service to this property from Highway 10. 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. All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding 2 FILE NO.- Z-8695 (Cont. procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of the meter connection(s) will apply to all connections including meter connections off the private fire system. Fire Department: The item is located within the West Pulaski County Volunteer Fire Department's service area. The fire department has requested the placement of a fire hydrant within 1,000 feet of the northern residences located at the greatest distance from Garrison Road. The placement of the hydrant will cover the entire development area. Contact the West Pulaski County Volunteer Fire Department for additional information. County Planning: Obtain a letter of approval from the local fire department and the Arkansas Department of Health for the proposed septic system. Note on the site plan which structures will be demolished and the time frame for demolition. Contact County Planning for additional information. CATA: 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 Buzzard Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a request to allow the construction of a garage for the storage of the owner's vehicle collection, boats and RV's without the construction of a home on the site in the first phase. Future development will include the construction of the owner's home and two additional residences for family members. Master Street Plan: Garrison Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Garrison Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. 3 FILE NO.: Z-8695 Cont. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. David Gulley was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff questioned the total height and total area of the proposed storage building. Staff also requested Mr. Gulley provide the anticipated time frame for removal of the existing structures located on the site. Staff noted a right of way dedication along Garrison Road would be required with the approval of the rezoning request. Staff also noted comments from Central Arkansas Water and Pulaski County suggesting Mr. Gulley contact them for clarification. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised cover letter indicates the time frame for removal of the existing structures, the proposed fencing and the total square footage of the storage building. The request is to rezone this 30 plus acre site from R-2, Single-family to PD-R to allow the development of the site with a phased development. The first phase includes the construction of a storage building. The building is proposed 120 feet by 125 feet or 15,000 square feet. The height of the building is 26-feet with 20 to 22-foot sidewalls. The building will contain five (5) bays. The building will be used to store the applicant's personal boats, RV's, ATV's and collection of automobiles. The existing single-family structure located nearest Garrison Road will be removed in one to two years. The remaining structures will be removed in three to five years. The plan also includes the placement of up to three (3) single-family homes. The first home will be constructed with a maximum building height of 50-feet plus. The applicant has indicated depending on the foundation type used the house could exceed the 50-foot height. The second and third homes will not exceed the typical height allowed in the R-2, Single-family zoning district or a maximum of 35-feet. The development will have perimeter fencing. The fencing proposed is a wood plank fence approximately five feet tall, increasing to six feet at the proposed gate entrance. The gate entrance will feature wood, brick and stonewalls and 0 FILE NO.: Z-8695 columns with a metal entrance gate. A single drive will be used to access all the homes and the storage building. The applicant has contacted the area volunteer fire department and the area water provider for information concerning their requirements for service. The fire department has indicated a private hydrant will be required on site located by the fire department to best serve the three homes and the storage building. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate for site. There are currently two homes and two barns on the site. Upon full development the site will contain three homes and one storage building. STAFF RECOMMENDATION: 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: (OCTOBER 6, 2011) 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 approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 12. Z-8695 NAME: Gulley Long -form PD-R LOCATION: located at 11511 Garrison 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 September 21, 2011. The Office of Planning and Development must receive the proof of notice no later than September 30, 2011. 2. Provide the time frame for removal of the existing homes located on the site. 3. Provide the maximum building height proposed for the garage and the new single- family homes. 4. Provide details of any proposed fencing including location, construction material and total height. 5. Will there be gates located within the development or at Garrison Road. 6. Will there be lots for future subdivision for the additional residences located on the property? 7. What is the size of the proposed storage building? 8. How will the storage building be accessed? Variance/Waivers: None requested. Public Works Conditions: 1. Garrison Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Utilities and Fire Department/County Planning: Wastewater: Outside the City of Little Rock's service boundary. The applicant is working with the Arkansas Department of Health to secure septic certification. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water does not have a water main in Garrison Road; water could possible be obtained from Maumelle Water Corp. A water main extension will be needed to provide water service to this property from Highway 10. 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. Item # 12. All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of the meter connection(s) will apply to all connections including meter connections off the private fire system. Fire Department: The item is located within the West Pulaski County Volunteer Fire Department's service area. The fire department has requested the placement of a fire hydrant within 1,000 feet of the northern residences located at the greatest distance from Garrison Road. The placement of the hydrant will cover the entire development area. Contact the West Pulaski County Volunteer Fire Department for additional information. County Planning: Obtain a letter of approval from the local fire department and the Arkansas Department of Health for the proposed septic system. Note on the site plan which structures will be demolished and the time frame for demolition. Contact County Planning for additional information. CATA: 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 Buzzard Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a request to allow the construction of a garage for the storage of the owner's vehicle collection, boats and RV's without the construction of a home on the site in the first phase. Future development will include the construction of the owner's home and two additional residences for family members. Master Street Plan: Garrison Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Garrison Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan- There are no bike routes shown in the immediate vicinity. Landscape: No comment. 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, September 21, 2011. Item # 12.