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HomeMy WebLinkAboutZ-9062 Staff AnalysisOctober 8, 2015 ITEM NO.: C NAME: Normandy Park Short -form PD-R FILE NO.: Z-9062 LOCATION: Located on the Northeast corner of `R' Street and Normandy Drive DEVELOPER: H & H Builders 2414 North Grant Street Little Rock, AR 72207 FNGINFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.5 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: 3-buildings of duplex units VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT, The property is located at 55 Normandy Drive and is currently platted as three (3) single-family residential lots. The existing home was developed on the three (3) lots and fronts onto Normandy Drive. The developer is proposing to raze the existing home and construct duplex units on the individual lots. The duplexes will be oriented toward Normandy Drive similar to the existing home. There is currently new development occurring to the east that fronts on University Avenue. There is a generous open space area to the west that is heavily wooded and provides excellent screening to the west. October 8, 2015 SUBDIVISIO ITEM NO.: C Cont. FILE NO.: Z-9062 B. EXISTING CONDITIONS: The site contains a single-family home located on three (3) platted lots. To the north and south of the site are single-family homes. To the southeast is a bank currently under construction. To the east of this site is a vacant lot currently being used by the construction company for a contractor's laydown area for the bank which is under construction. To the west of this site is an area of open space. Further west are single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls from area property owners. All property owners located within 200 feet of the site along with the Heights Neighborhood Association and the Normandy -Shannon Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Normandy Street and 'R' Street. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 'R' Street with 5 foot sidewalk with the planned development. The new back of curb should connect with the existing curb to the east and maintain the same width for the entire property frontage. 3. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 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. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. K October 8, 2015 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: 7. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 8. The existing street has a width of 15 feet. Fire code requires the minimum street width to be 20 feet. 9. Staff does not recommend the construction of parallel parking spaces on a 15 foot one-way street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNIN Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. There are a few streetlight poles on this corner, but no other facilities to get in the way. Contact Entergy in advance regarding future service requirements to the development, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. 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. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of water meter. K October 8, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9062 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. 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. Fire Department: No comments Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Buildina Code: No comment. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) 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 4 October 8, 2015 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-9062 development of three (3) attached houses (6 units) or twelve (12) units per acre on this site. Master Street Plan: `R' Street and Normandy Drive are both shown as 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. 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. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the occupancy of the units. Staff requested Mr. White provide the proposed construction materials, any proposed fencing and the building height for the new construction. Public Works comments were addressed. Staff stated a grading and drainage plan was required to show the amount of remaining front yard area after any walls were constructed. Staff stated a 20-foot radial dedication of right of way was required for the intersection of Normandy and `R' Street. Staff stated prior to construction a grading and drainage plan was required. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter addressing a number of the comments raised at the August 5, 2015, Subdivision Committee meeting. The applicant has stated the units are proposed as owner occupied units. The applicant has also provided the proposed construction materials, the proposed fencing and the maximum building height. 5 October 8, 2015 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-9062 The request is to allow the rezoning of this site from R-2, Single-family to PD-R to allow the existing home to be removed to allow the construction of three (3) new buildings of attached housing (duplex units) on the individual lots. The new homes will be oriented toward Normandy Drive similar to the existing home located on the lots. The applicant has indicated the roofs will be steep pitch and architectural shingles. The buildings will use a mix of brick, stone, stucco and hardy board siding. The buildings are proposed two (2) stories with a maximum building height of 35-feet. The applicant has indicated a combination of wrought iron and wood fencing will be placed along the perimeters of the site. The maximum fence height proposed is eight (8) feet. The site plan indicates the placement of the buildings with a 25-foot setback from Normandy Drive. The plan indicates a paved parking behind the building accessed from `R' Street. The parking indicates 18 parking spaces shared by the units. The parking typically required for two-family is 1.5-spaces per unit. The ordinance would typically require the placement of nine (9) parking spaces. Staff is not supportive of the applicant's request. This area is primarily detached single-family homes constructed on individual lots. Normandy Drive is a narrow street with no curb and gutter. `R' Street is also a substandard street with open ditches for drainage. Staff does not feel this is an appropriate location for this development. The more intensive uses are located along Kavanaugh Boulevard and North University Avenue. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were registered objectors present. Staff stated the applicant had submitted a request dated August 21, 2015, requesting deferral of the item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. R October 8, 2015 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-9052 STAFF UPDATE: The applicant submitted a written request dated September 25, 2015, requesting withdrawal of the item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a written request dated September 25, 2015, requesting withdrawal of the item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 7 NO.: 13, Z-9062 NAME: Normandy Park Short -form PD-R LOCATION: located on the Northeast corner of `R' Street and Normandy Drive Plannina Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 12, 2015. The Office of Planning and Development must receive the proof of notice no later than August 21, 2015. 2. The Clayton's property to the south is zoned R-2, Single-family. The property to the east is zoned R-2, Single-family. The CUP was associated with the church which was previously located on this site. 3. Is the alley located to the north still a public right of way? Are there any plans for construction of the alley? 4. Provide the proposed building elevations, the proposed construction materials, the proposed roof treatment, the roof pitch, elevation of any proposed retaining walls. 5. Will the buildings be one or two stories? 6. Will the units be owner occupied? 7. Is any signage proposed for the new construction? If so provide the location of any proposed signage and provide the height and total square footage. 8. Provide details of any proposed fencing. Provide the location, the total height and the construction material. 9. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster, provide a note concerning the required screening and indicate the hours of dumpster service. 10. Provide a site lighting plan. All site lighting must be low-level and directional, aimed downward and into the site. 11. Provide the percentage of building coverage, the percentage of paved area and the percentage of landscape area. Variance/Waivers: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Normandy Street and `R' Street. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to `R' Street with 5 foot sidewalk with the planned development. The new back of curb should connect with the existing curb to the east and maintain the same width for the entire property frontage. 3. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 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. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 7. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 8. The existing street has a width of 15 feet. Fire code requires the minimum street width to be 20 feet. 9. Staff does not recommend the construction of parallel parking spaces on a 15 foot one-way street. Utilities and Fire Department/County Planning: WaSfPWatPr- Entergy: Entergy does not object to this proposal. There are a few streetlight poles on this corner, but no other facilities to get in the way. Contact Entergy in advance regarding future service requirements to the development, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. 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. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. 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. Fire Department: No Comments Parks and Recreation: No comment received. County Planning No comment. CATA: The site is not located on a dedicated CATA Bus Route. Building Code: No comment. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) 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 development of three (3) attached houses (6 units) or twelve (12) units per acre on this site. Master Street Plan: 'R' Street and Normandy Drive are both shown as 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. 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, August 12, 2015.