HomeMy WebLinkAboutZ-8810 Staff AnalysisITEM NO.: 8, Z-8810
NAME: Fraizer-Bankhead Short -form PD-R
LOCATION: located on the Northeast corner of Fraizer Pike and Bankhead Drive
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the site
including the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than October 10, 2012. The Office of
Planning and Development must receive the proof of notice no later than October
19, 2012.
2. Provide the proposed square footages of the duplex units and the square footage of
the elderly housing unit. Provide the proposed construction materials. Provide the
maximum building height and the number of stories of the proposed structures.
3. Include the maximum buildable area for each lot on the site plan.
4. Are interior fences proposed with the new construction? Include a note on the site
plan including the placement of fencing, the total height and construction material of
the proposed fencing.
5. A minimum of ten to fifteen percent of the gross planned residential district area shall
be designated as common usable open space and single-family, duplex, zero -lot -line
and townhouse development shall have a minimum of five hundred square feet of
usable private open space per unit. Indicate the total common usable open space
and the total usable private open space provided within the development.
6. Will the development be constructed in multiple or in a single phase?
7. Will there be an identification sign? If so note the location along with a note
indicating the total height and total sign area.
Variance/Waivers: None requested.
Public Works Conditions:
1. Frazier Pike is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45-feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of Bankhead
Drive and Frazier Pike.
3. 39th Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25-feet from centerline will be required.
4. A 20-foot radial dedication of right-of-way is required at the intersection of Bankhead
Drive and 39th Street.
5. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Frazier Pike including 5-foot
sidewalks with the planned development. The new back of curb should be located
29.5-feet from centerline.
6. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to 39th Street including 5-foot
Item # &
sidewalks with the planned development. The new back of curb should be located
13-feet from centerline.
7. 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).
8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
9. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
10.If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
11. The driveway apron radiuses on Frazier Pike must be a minimum of 10-feet.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Capacity Contribution Analysis
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: Must maintain all existing easements. Contact Entergy Arkansas for
additional information.
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. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. If there are facilities that
need to be adjusted and/or relocated contact Central Arkansas Water. That work would
be done at the expense of the developer. Contact Central Arkansas Water if additional
fire protection or metered water service is required. The Little Rock Fire Department
needs to evaluate this site to determine whether additional public and/or private fire
hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at
the expense of the developer. Due to the nature of this 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 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 Central Arkansas Water. The test results must be sent to
Central Arkansas Water's Cross Connection Section within 10 days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
Fire Department: Provide a letter from the Sweet Home Volunteer Fire Department (Ed
Brown Chief — 490-2509) indicating their knowledge of the proposed development and
their ability to serve the proposed multi -family residential development.
Little Rock Fire Department; Place fire hydrants per code. Maintain a minimum access
of 20-feet wide. Contact the Little Rock Fire Department for additional information.
Item # 8.
County Planning:
CATA: CATA currently provides bus service on Fraizer Pike moving east with the #20
College Station Route. The proposed route changes by CATA will not affect this portion
of the route. Residents will have public transit service.
Parks and Recreation: No comment received
Planning Division: This request is located in the College Station/Sweet Home Planning
District. The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low Density is for single-family homes at densities no greater than six
dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single -
Family) to PDR (Planned Development Residential) to allow for the construction of
residential structures at a density of 10.5 units/acre (duplex option) or 15.8 units/acre
(duplex and senior housing option).
Master Street Plan: Bankhead Drive is a Collector and Frazier Pike is a Minor Arterial
on the Master Street Plan. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. 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 Frazier Pike since it is a Minor Arterial. 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 II Bike Lane is shown along Frazier Pike. Bike Lanes provide a
portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. The landscape and buffer ordinance require a nine foot (9') wide landscape strip
around the sites entirety. This amount is required after all right-of-way dedication.
Currently, the area along the southern perimeter doesn't appear to meet these two
City minimal ordinance requirements.
3. The property to the east is zoned residential, therefore, 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 eastern perimeter of the site.
4. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s).
5. 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 10, 2012.
Item # 8.
FILE NO.: Z-8810
NAME: Fraizer-Bankhead Short -form PD-R
LOCATION: Located on the Northeast corner of Fraizer Pike and Bankhead Drive
DEVELOPER:
Doyne Construction Company, Inc.
P.O. Box 5820
North Little Rock, AR 72119
SURVEYOR:
Edward Lofton
15415 Oakcrest
Little Rock, AR 72206
AREA: 0.87 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Elderly Housing
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting rezoning of the property from R-3, Single-family to
Planned Development Residential (PD-R) to allow for development of 6 lots with
elderly residential housing. The applicant is proposing to develop Lots 1 through
6, Block 62 of the College Park Addition with 20-units of senior citizen housing
with a community room. The site will contain three (3) buildings; two (2)
residential buildings and the community building. The development is contingent
upon receiving funding from the US Housing and Urban Development (HUD)
Section 202 Supportive Housing for the Elderly Grant Program.
FILE NO.: Z-8810
The applicant is also requesting to abandon a 12'5" wide east/west alley which is
located within the proposed development area. The abandonment will require
County approval since the property is located outside the City limits of Little
Rock.
B. EXISTING CONDITIONS:
The property is located at the intersection of East 39th Street and Bankhead Drive
in the College Station community. The area is located outside the City limits of
the City of Little Rock but within an area the City exercises zoning and
subdivision jurisdiction. Bankhead Drive is constructed as a four lane street with
curb, gutter and sidewalk in place. East 39th Street is an unimproved street with
open ditches for drainage. North of the site is a church with parking located off
East 38th Street. South of the site is vacant property and further south is an
elementary school. The area is predominately single-family with a scattering of
non-residential uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site and the College
Station Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMME
PUBLIC WORKS CONDITIONS:
1. 39th Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25-feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
Bankhead Drive and 39th Street.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to 39th Street including
5-foot sidewalks with the planned development. The new back of curb should
be located 13-feet from centerline.
4. 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).
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
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FILE NO.: Z-8810 Cont.)
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Contribution Analysis
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: Must maintain all existing easements. Contact Entergy Arkansas for
additional information.
Center -Point Enerqy: 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. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
If there are facilities that need to be adjusted and/or relocated contact Central
Arkansas Water. That work would be done at the expense of the developer.
Contact Central Arkansas Water if additional fire protection or metered water
service is required. The Little Rock Fire Department needs to evaluate this site
to determine whether additional public and/or private fire hydrant(s) are required.
If additional fire hydrant(s) are required, they will be installed at the expense of
the developer. Due to the nature of this 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 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 Central Arkansas
Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within 10 days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Provide a letter from the Sweet Home Volunteer Fire
Department (Ed Brown Chief — 490-2509) indicating their knowledge of the
proposed development and their ability to serve the proposed multi -family
residential development.
Little Rock Fire Department: Place fire hydrants per code. Maintain a minimum
access of 20-feet wide. Contact the Little Rock Fire Department for additional
information.
County Planning Dedicate and construct Frazier Pike and 39th Streets to Master
Street Plan standards. Meet MS-4 standards. Abandon the 12.5-foot alley
located within the proposed development area. Contact Jim Cranor Pulaski
County Planning at (501) 340-8265 for additional information.
FILE NO.: Z-8810 (Cont.
CATA: CATA currently provides bus service on Fraizer Pike moving east with
the #20 College Station Route. The proposed route changes by CATA will not
affect this portion of the route. Residents will have public transit service.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the College Station/Sweet Home
Planning District. The Land Use Plan shows Residential Low Density (RL) 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 applied for a
rezoning from R-3 (Single-family) to PDR (Planned Development Residential) to
allow for the construction of residential structures at a density of 15.8 units/acre.
Master Street Plan: Bankhead Drive is a Collector and Frazier Pike is a Minor
Arterial on the Master Street Plan. The primary function of a Collector Street is to
provide a connection from Local Streets to Arterials. 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 Frazier Pike
since it is a Minor Arterial. 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 II Bike Lane is shown along Frazier Pike. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The landscape and buffer ordinance require a nine foot (9') wide landscape
strip around the sites entirety. This amount is required after all right-of-way
dedication. Currently, the area along the southern perimeter does not appear
to meet the ordinance requirement.
3. The property to the east is zoned residential, therefore, 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 eastern perimeter of
the site.
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s).
5. 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.
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FILE NO.: Z-8810 Cont.
G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff questioned the maximum building height for
the units, the proposed square footage of the units both the duplex and senior
housing and details of any proposed fencing. Staff also questioned if the
development would be constructed in a single phase or in multiple phases.
Public Works comments were addressed. Staff stated Fraizer Pike was
classified on the Master Street Plan as a minor arterial. Staff stated a dedication
or right of way 45-feet for centerline would be required. Staff stated 39th Street
would require dedication of right of way to 25-feet from centerline. Staff stated
street construction to both streets would be required per the Boundary Street
Ordinance. Staff noted stormwater detention would be required. Staff stated the
driveway apron radius on Friazer Pike was to be a minimum of 10-feet.
Landscaping comments were addressed. Staff stated the minimum landscape
strip per the Landscape and Buffer Ordinances was six -feet nine -inches (6'9")
since the site was located within the Designated Mature Area of the City. Staff
stated the plan did not appear to meet this minimum requirement along Fraizer
Pike. Staff also stated a minimum of eight percent (8%) of the vehicular use area
was to be designated as green space.
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 eliminating the southern
portion of the proposed development. The proposal is to allow the development
of 20 units of elderly housing within an area bounded by Bankhead Drive, 39th
Street, the former right of way of Gaines Street and an east/west alley. The
applicant has indicated street construction to West 39th Street will be completed
per the Boundary Street Ordinance. The applicant has indicated a right of way
abandonment for the 12.5-foot alley will be secured through the County should
the elderly housing development be approved by the City and the funding
agency. He original application included the one-half block fronting onto Fraizer
Pike but was amended to remove the duplexes from the application request. All
the staff comments related to Fraizer Pike do not apply to the current application
request.
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FILE NO.: Z-8810 (Cont.
The applicant has indicated the elderly residential housing unit will be a total of
10,350 square feet plus a separate 1,286 square foot community room. The
development is proposed in a single phase. The construction material will
consist of slab -on -grade concrete, wood stud framing members, brick and vinyl
exterior finish, fiberglass -asphalt shingle roof, interior paint gypsum board wall
and ceiling finishes with carpet and vinyl floor covering. The building is proposed
as a single story building with a roof ridge height not the exceed 20-feet above
grade.
A six foot wood privacy fence is proposed around the perimeter of the site. The
development will provide private open space within the development to comply
with the PZD criteria of the ordinance. Per the Zoning Ordinance a minimum of
ten (10) to fifteen (15) percent of the gross planned residential district area shall
be designated as common usable open space and single-family, duplex, zero -lot -
line and townhouse development shall have a minimum of five hundred square
feet of usable private open space per unit. Each of the units will have private
open space provided within the development within a front porch and small yard
area in front of each unit. As stated the development will contain a community
room to serve the recreational needs of the residents.
The development is proposed with a single monument sign located on the
northwest corner of the property. The sign is proposed with a maximum height of
six (6) feet and a maximum sign area of 24-square feet. The signage as
proposed is consistent with signage allowed in Multi -family zones per the Zoning
Ordinance.
The site plan indicates the placement of 28 on -site parking spaces. The Zoning
Ordinance would typically require the placement of one-half parking space per
unit for elderly housing resulting in 10-parking spaces.
The site plan indicates the placement of street buffers along Bankhead Drive and
39th Street per the Zoning Ordinance. The required landscape strip along the
eastern perimeter does not appear to comply with the minimum standard of the
landscape ordinance. Within the Designated Mature Area of the City a reduction
in the required landscape strip to 6-feet 9-inches is allowed. It appears the
development can be shifted to the west and parking stalls and drive isles can be
reduced in width to allow for the 6-feet 9-inch landscape strip. The site plan as
presented does not allow the land use buffer along the southern perimeter. Once
the alley is abandoned the development will "pick-up" an additional 6.25-feet of
area to be used as open space. In addition it appears the development can be
shifted to the north by a few feet to allow for the placement of the southern
perimeter landscape buffer.
Staff is supportive of the request but feels the developer should address the
landscape and buffer issues. As noted staff feels the development can be shifted
in some areas and drive isles and parking stalls may be reduced to provide the
FILE NO.: Z-8810 (Cont.
required landscape strip. Staff feels the development of the site with elderly
housing is an appropriate use. To staff's knowledge there are no remaining
outstanding technical issues associated with the request.
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.
Staff recommends the 12.5-foot alley be abandoned prior to completion of the
project to allow for the land use buffer along the southern perimeter.
Staff recommends the developer provide a landscape strip along the eastern
perimeter of the site of 6-feet 9-inches.
PLANNING COMMISSION ACTION:
(OCTOBER 25, 2012)
The applicant was present. There were no registered objectors present.
(Two (2) objectors provided a card in opposition of the item after the adoption of the
consent agenda.) 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. Staff presented a recommendation
the 12.5-foot alley be abandoned prior to completion of the project to allow for the
land use buffer along the southern perimeter. Staff presented a recommendation
the developer provide a landscape strip along the eastern perimeter of the site of
6-feet 9-inches.
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 7 ayes,
0 noes and 4 absent.
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