HomeMy WebLinkAboutZ-8814 Staff AnalysisITEM NO.: 9. Z-8814
NAME: Green Design Construction Company Short -form PD-R
LOCATION: located on the northwest corner of 18th Street and Wilson Road
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 November 28, 2012. The Office of
Planning and Development must receive the proof of notice no later than December
7, 2012.
2. Provide details of any proposed fencing including the construction material, total
height and location. Will there be fences to separate the outdoor patio areas for each
of the units?',CtU� [� ' �u � �, U: t G--��S
3. Provide the proposed square footages of the hots. Provide the proposed
��� construction materials. Provide the maximum building height and the number of
stories of the proposed structures.
4. 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.
5. Will the development be constructed in multiple phases or in a single phase? l�'I
6. Will there be a subdivision identification sign? If so note the location along with a
note indicating the total height and total sign area. S"�' 'P[,Ne
7. Provide the location of the driveways �the site plan. ' v
Variance/Waivers: None requested, t s1-1P
Public Works Conditions:
1. Wilson 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.
2. 18t" Street is classified on the Master Street Plan as a residential street. A
rlarlinatinn of right-nf-wav ?.5-feet from centerline will be reauired.
3. A 20-foot radial dedication of right-of-way is required at the intersection of Wilson
Road and 18t" Street.
4. Show proposed driveway locations and parking areas. The maximum driveway
width is 20 feet.
5. The existing pavement width on Wilson Road is 18.5 feet. Pavement should be
provided to widen Wilson Road to a minimum 20 feet for the length of the property to
comply with the International Fire Code.
6. The existing pavement width on West 18t" Street is 17 feet. Pavement should be
provided to widen West 18t" Street to a minimum 20 feet for the length of the
property to comply with the International Fire Code.
Item # 9.
7. If rear access is desired, a 10 feet right-of-way dedication is required to be provided.
A driveway should be constructed per Public Works detail.
8. The residential property to the north is downstream of the development.
Improvements should be made to elevate any potential damage from stormwater
drainage.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
additional information.
Enter : A 20-foot overhead or 10-foot underground easement is required by Entergy
along Wilson Road and 1 8t'' Street. Contact Entergy 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
the size and location of the water meters. 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 requires that upon installation of the RPZ assembly,
successful test 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 ten
(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 ❑e artment: Maintain access of at least twenty (20) feet; fire hydrants per Code.
Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The property is located about %-mile from CATA Route #3, the Baptist Medical
Center Route, which is located to the north of the site running along Kanis Road.
Parks and Recreation: No comment received.
Planning Division- This request is located in the 1-430 Planning District.
Plan shows Residential Low Density (RL) far this property. Residential
for single-family homes at densities no greater than six dwelling units
applicant has applied for a rezoning from R-2 (Single Family District) to
District Residential) to allow for the construction of three duplexes c
currently platted as six residential lots.
The Land Use
Low Density is
per acre. The
PDR (Planned
,n three tracts,
Item # 9.
Master Street Plan: Wilson and 18t" Streets are both Local Streets on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". A Collector design standard is
used for Commercial Streets. This street 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 on this two (2) family development.
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, November 21, 2012.
Item # 9.
2l1 W U9]WA!.1E:1E1
NAME: Green Design Construction Company Short -form PD-R
LOCATION: Located on the northwest corner of 18th Street and Wilson Road
DEVELOPER:
Green Design and Construction Company
237 HWY 286E
Conway, AR 72032
ENGINEER:
West Land Surveying
420 A HWY 287
Vilonia, AR
AREA: 0.97 acres NUMBER OF LOTS: 3 zoning lots FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PD-R
PROPOSED USE: 3 buildings of duplex housing
VARIANCESNVAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The request is a rezoning from R-2, Single-family to PD-R to allow the
redevelopment of six (6) platted lots with three (3) buildings of duplex housing.
The applicant is proposing upon approval of the PD-R zoning to replat the lots
into three (3) lots allowing each building to be located on a single lot.
Each unit is proposed with 1,640 square feet of heated and cooled space and a
two (2) car garage. Driveways will be constructed from Wilson Road. The units
will be constructed with brick exteriors. The units will have pitched roofs with
architectural shingles. Within the rear yards there will be a six (6) foot wooden
fence. A dividing fence will be placed to allow each unit privacy within their
rear yard.
FILE NO.: Z-8814
B. EXISTING CONDITIONS:
The area is primarily residential with the majority of the homes being
single-family. Within the past 15-years a number of new homes have been
constructed within this area containing approximately twenty (20) blocks mainly
to the south, southeast and southwest. To the north is an area zoned 0-3,
General Office District along Aldersgate, Wilson, Nichols and Junior Deputy
Roads which is developing with office uses, a number of which are medical
related uses. At the intersection of Kanis Road and Junior Deputy Road is a City
of Little Rock Police Substation. Wilson Road is a substandard street with
minimal paving in front of the property. There is no sidewalk in place and the
area is served with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site and the John
Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Wilson 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.
2. 18th 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.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Wilson Road and 18th Street.
4. Show proposed driveway locations and parking areas. The maximum
driveway width is 20 feet.
5. The existing pavement width on Wilson Road is 18.5 feet. Pavement should
be provided to widen Wilson Road to a minimum 20 feet for the length of the
property to comply with the International Fire Code.
6. The existing pavement width on West 18th Street is 17 feet. Pavement should
be provided to widen West 18th Street to a minimum 20 feet for the length of
the property to comply with the International Fire Code.
7. If rear access is desired, a 10 foot right-of-way dedication is required to be
provided. A driveway should be constructed per Public Works detail.
8. The residential property to the north is downstream of the development.
Improvements should be made to elevate any potential damage from
stormwater drainage.
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FILE NO.: Z-8814 (Cont,
E
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
F
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
additional information.
Enter, : A 20-foot overhead or 10-foot underground easement is required by
Entergy along Wilson Road and 18th Street. Contact Entergy 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 the size and location of the water meters. 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 requires that
upon installation of the RPZ assembly, successful test 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 ten (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: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The property is located about '/4-mile from CATA Route #3, the Baptist
Medical Center Route, which is located to the north of the site running along
Kanis Road.
Parks and Recreation: No comment received.
ISSUES/TECHNICALIDESIGN:
Planning Division: This request is located in the 1-430 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-2
(Single Family District) to PDR (Planned District Residential) to allow for the
construction of three (3) duplexes on three (3) tracts, currently platted as six (6)
residential lots.
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E NO.: Z-8814 (Cont.
Master Street Plan: Wilson and 18th Streets are both Local Streets on the Master
Street Plan. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as "Commercial Streets".
A Collector design standard is used for Commercial Streets. This street 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 on this two (2) family development.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. Samuel Green was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request. Staff stated the development was proposed with
three (3) buildings of duplex units on six (6) existing platted lots. Staff stated
upon approval the lots would be replatted into three (3) lots allowing a building on
each of the new lots. Staff questioned the construction materials, the driveway
locations and if the development would be constructed in phases.
Public Works comments were addressed. Staff stated there was a home located
to the north of the site which the developer would need to be mindful of in
construction to not flood the neighboring property. Staff stated additional paving
would be required along the property frontage to allow a minimum pavement
width of 20-feet. Staff stated additional right of way was required on the abutting
streets and a radial dedication of 20-feet was required at the intersection of 18t
Street and Wilson 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 cover letter to staff addressing the issues
raised at the November 15, 2012, Subdivision Committee meeting. The request
is a rezoning from R-2, Single-family to PD-R to allow the redevelopment of six
(6) platted lots with three (3) buildings of duplex housing. The applicant is
proposing upon approval of the PD-R zoning to replat the lots into three (3) lots
allowing the each building to be located on a single lot.
The buildings are proposed as single story. The buildings will be constructed
with brick exteriors. The buildings are proposed with asphalt -shingles with a hip
roof profile. The building envelope is approximately 4,000 square feet. Each unit
is proposed with 1,640 square feet of heated and cooled space and a two (2) car
garage. Driveways will be constructed from Wilson Road.
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FILE NO.: Z-8814 Cont.
The development is proposed with a six (6) foot wood fence within the rear yards.
A dividing fence will be placed for each unit to allow each to have a private rear
yard.
The site plan indicates the buildings placed with a 25-foot front and rear yard
setback. The side yard setbacks are indicated at eight (8) feet. The setbacks as
proposed comply with the typical standards of the R-2, Single-family zoning
district.
Staff is supportive of the request. The development is proposed with six (6) units
located on six (6) existing platted lots. Within this general area in the past few
years a number of new single-family homes have been constructed. The
applicant is proposing construction materials similar to the new homes which
have been constructed. Although the development is proposed as duplex units
the overall density does not exceed what is currently allowed. To staff's
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the redevelopment of the site as proposed is appropriate.
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:
(DECEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comment raised
at the November 15, 2012, Subdivision Committee meeting. Staff presented
a recommendation of deferral of the item to the January 24, 2013, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
PLANNING COMMISSION ACTION:
(JANUARY 24, 2013)
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 as presented by staff. The motion carried by a vote of 10 ayes,
0 noes, 0 absent and 1 open position.
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