HomeMy WebLinkAboutS-1526 Staff AnalysisJune 22, 2006
ITEM NO.: 9 FILE NO.: S-1526
NAME: Gilbert Subdivision Site Plan Review
LOCATION: Located South of Kanis Road, East of Pointe West Drive
DEVELOPER. -
A. J. Gilbert
P.O. Box 241667
Little Rock, AR 72223
Ia1rdIl1fm7
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA:.795 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 18 — Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The applicant is seeking approval of a Subdivision/Multiple Building Site Plan
Review for this C-3, General Commercial District zoned site. The applicant is
proposing the placement of ten (10) units of multi -family housing contained within
two (2) buildings on the site_ The site contains 0.759 acres resulting in a density
of 13.17 units per acre. The units are proposed as two story units with a
maximum building height of 35-feet. The construction material proposed is brick
and siding with 27.90 percent building coverage, 23.92 percent contained in
parking and driveways and 48.18 percent of landscaped area. Each of the units
is proposed with a single car garage.
B. EXISTING CONDITIONS:
The site is located South of Kanis Road near the entrance to the Point West
Subdivision. There is an office development currently under construction
June 22, 2006
SUBDIVISION
9 (Cont.
FILE NO.: S-1526
immediately north of the site. West of the site is an office use and further west is
vacant C-3, General Commercial District zoned property. East of the site is
wooded and contains a single-family residence.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received several informational phone calls from area
residents many indicating concern with the proposed development of the site. The
Parkway Place Property Owners Association, the Gibralter Height/Point
West/Timber Ridge Neighborhood Association and all property owners located
within 200-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
ublic Works:
1. Kanis 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.
2. All driveways shall be concrete aprons per City Ordinance.
3. 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) 379-1817 (Derrick Bergfield).
4. Radius at driveway should be 5 feet and not exceed 10 feet.
5. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to the street
including 5-foot sidewalks with the planned development. Master Street
Plan requires Kanis Road to be widened to 29.5 feet from centerline.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easement. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The facilities on -site will be
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June 22, 2006
SUBDIVISION
NO.: 9 (Cont.) FILE NO.: S-1526
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s). 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: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUESITECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. A fifteen foot (15) wide land use buffer is required to separate this proposed
development from the PR zoned property on the southern perimeter of the
site. Currently, the southern perimeter is not meeting this minimum
requirement. Seventy percent (70%) of these buffers are to remain
undisturbed. Easements cannot count toward fulfilling this requirement.
3. 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
southern perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year -around
screening.
4. Otherwise, areas set side for landscaping appear to meet with landscape
ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT:
(June 1, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
building elevations, details of the proposed signage and relocate the proposed
trash pick-up outside the right-of-way.
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June 22, 2006
SUBDIVISION
ITEM NO.: 9 (Cont.
FILE NO.: S-1526
Public Works comments were addressed. Staff stated additional right-of-way
was required to meet the Master Street Plan for Kanis Road. Staff stated street
construction per the Master Street Plan would also be required. Staff stated the
additional dedication would affect the proposed site plan by reducing the buffers
along the southern perimeter. Staff noted if the disturbed area was one or more
acres a storm water permit would be required.
Landscaping comments were addressed. Staff stated buffering was required
along the east and southern property lines were abutting residentially zoned
properties.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and 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 most of the issues
raised at the .tune 1, 2006, Subdivision Committee meeting. The applicant has
indicated the proposed trash pick-up outside the right-of-way, indicated the
location of the sign and provided right-of-way dedication to meet the current
Master Street Plan requirement.
The revised site plan indicates the placement of a 35-foot landscape street buffer
adjacent to Kanis Road. The site plan indicates the placement of a 15.0 foot land
use buffer along the eastern perimeter, a 10.47 foot land use buffer along the
western perimeter. The southern land use buffer has been indicated at 29.42
feet. The indicated buffers appear to be adequate to meet the minimum
standards of the landscape and zoning ordinance.
The site plan indicates the placement of ten (10) units with a maximum building
height of 35-feet. The maximum building height allowed in the C-3 zoning district
is 35-feet. The units are proposed as two story units constructed of brick and
siding. Each of the units is proposed with a single car garage. A single outdoor
parking space has been indicated for each unit. This would allow for a total of
twenty (20) parking spaces. The typical minimum ordinance parking requirement
for ten (10) units of multi -family housing would be fifteen (15) parking spaces.
The site plan indicates the placement of a single ground mounted sign located
along the east side of the driveway. The sign is indicated with a maximum height
of six (6) feet and twenty-four (24) square feet in area. The proposed signage is
consistent with signage allowed for multi -family developments.
Staff is supportive of the request. The applicant is seeking approval of a
SubdivisionlMultiple Building Site Plan Review for this C-3, General Commercial
District zoned site which allows multi -family development at a density not to
exceed thirty-six (36) units per acre. The applicant is proposing the placement of
CI
June 22, 2006
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: S-1526
ten (10) units of multi -family housing resulting in a density of 13.17 units per acre.
The site plan indicates a twenty-eight (27.90) percent building coverage, with
twenty-four (23.92) percent of the remainder of the site contain in parking and
driveways and forty-eight (48.18) percent contained within landscaped areas.
To staffs knowledge there are no outstanding issues associated with the
request. The proposed site plan appears to comply with the minimum standards
of the Subdivision Ordinance related to the criteria established for a multiple
building site plan review.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E and F of the above agenda
staff report.
PLANNING COMMISSION ACTION: (JUNE 22, 2006)
The applicant was present representing the request. 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. A motion was made for placement of the
item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
5
ITEM NO.: 9. S-1526
NAME: Gilbert Subdivision Site Plan Review
LOCATION: located South of Kanis Road, East of Pointe West Drive
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 June 7, 2006. The Office of
Planning and Development must receive the proof of notice no later than June 16,
2006.
2. Any site lighting must be low level and directed downward and into the site.
3. The proposed site plan indicates the placement of 10 units each with a garage. The
site plan does not allow for outdoor parking based on the drive width and stall width.
The ordinance would typically require a total of 15 parking spaces for a development
of this type.
4. Relocate the proposed trash pick-up outside the right of way. Trash pick up will be
private.
5. Provide building elevations for the proposed buildings. Provide details of how the
massing of the structures will be broken.
6. Provide a note concerning the height and area of the proposed sign. Only a single
sign location is typically allowed. The ordinance typically allows for a maximum of
six feet in height and 24 square feet in area.
7. Provide the maximum building height in the general notes section of the site plan.
8. Label the existing centerline of Kanis Road.
Variance/Waivers;
Public Works Conditions:
1. Kanis 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.
2. All driveways shall be concrete aprons per City Ordinance.
3. 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) 379-1817 (Derrick Bergfield).
4. Radius at driveway should be 5 feet and not exceed 10 feet.
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. With site development, provide design of street conforming to the Master Street
Item # 9
Plan. Construct one-half street improvement to these streets including 5-foot
sidewalks with the planned development. Master Street Plan requires Kanis
Road to be widened to 29.5 feet from centerline.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easement. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
meters are planned off private lines, priva-
Arkansas Water's material and constructio
The facilities on -site will be private. When
a facilities shall be installed to Central
i specifications and installation will be
inspected by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding the required
placement of the hydrant(s) and contact Central Arkansas Water regarding procedures
for installation of the hydrant(s). 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: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. A fifteen foot (15) wide land use buffer is required to separate this proposed
development from the PR zoned property on the southern perimeter of the site.
Currently, the southern perimeter is not meeting this minimum requirement. Seventy
percent (70%) of these buffers are to remain undisturbed. Easements cannot count
toward fulfilling this requirement.
3. 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 southern
perimeter of the site. Credit towards fulfilling this requirement can be given for
existing trees and undergrowth that satisfies this year -around screening.
Item # 9
4. Otherwise, areas set side for landscaping appear to meet with landscape ordinance
requirements.
Revised plat/plan. Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, June 7, 2006.
Item # 9