HomeMy WebLinkAboutS-1680-B Staff AnalysisITEM NO.: 2. 5-16
NAME: Knollwood Mobile Home Park Subdivision Site Plan Review
LOCATION: located North of 1-30, East of Alexander Road and South of HWY 5
Please find GNE's responses below in red_
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 February 20, 2013. The Office of
Planning and Development must receive the proof of notice no later than March 1,
2013. Will comply.
2. The property is zoned R-7 which has a requirement of common recreational space.
The ordinance states common recreation space shall be provided at the rate of 300
square feet per manufactured home or mobile home. Minimum size of any
recreation space shall be 5,000 square feet. All required recreational areas shall be
used solely for recreational purposes. There are two areas shown on the plan for
open space, Area 1, the location of the Community Center contain 59,000 square
feet of common area. Area 2, located along the eastern perimeter contains 110,000
square feet.
3. The building is proposed for after school Spanish to English tutoring, sporting
events, Bible study, crafts, vacation bible school and Sunday worship service.
4. City Ordinance (Section 36-508) requires "wheeled traffic areas" to be paved. The
existing graveled drive and existing graveled parking area should be paved. Staff is
supportive of allowing a two (2) year deferral of the paving requirement.
response to Landscaping Comment #3.
Variance/Waivers: None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: Project served by private sewer system connecting to Little Rock
wastewater System. Sewer is available to this project. Contact Little Rock Wastewater
for additional information. No response.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # 2.
Central Arkansas Water: No objection. All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Contact Central Arkansas
Water if additional fire protection or metered water service is required or regarding the
size and location of the water meter. 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 RPZ assembly, 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 377-1226
if you would like to discuss backflow prevention requirements for this project.
been added to the site plan regarding the requirement for an RPZ.
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. No response.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route. No response.
Parks and Recreation: No comment received.
Plannina Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
No response.
2. No comment all appears internal. No response
3. Landscaping will be required with any new paved areas. Contact the Christy Marvel
(371-4864) prior to construction. Per GNE's phone conversation with Christy
Marvel, landscaping will be deferred until paving is completed. At that time, a
parking lot plan including landscaping will be submitted to the City of Little Rock for
approval.
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, February 20, 2013.
Will comply.
Item # 2.
ITEM NO.: 2
NAME: Knollwood Mobile Home Park Subdivision Site Plan Review
S-1680-B
LOCATION: located North of 1-30, East of Alexander Road and South of HWY 5
Please find GNE's responses below in red.
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 February 20, 2013. The Office of
Planning and Development must receive the proof of notice no later than March 1,
2013. Will comply.
2. The property is zoned R-7 which has a requirement of common recreational space.
The ordinance states common recreation space shall be provided at the rate of 300
square feet per manufactured home or mobile home. Minimum size of any
recreation space shall be 5,000 square feet. All required recreational areas shall be
used solely for recreational purposes. There are two areas shown on the plan for
open space, Area 1, the location of the Community Center contain 59,000 square
feet of common area. Area 2, located along the eastern perimeter contains 110,000
square feet.
3. The building is proposed for after school Spanish to English tutoring, sporting
events, Bible study, crafts, vacation bible school and Sunday worship service.
4. City Ordinance (Section 36-508) requires "wheeled traffic areas" to be paved. The
existing graveled drive and existing graveled parking area should be paved. Staff is
supportive of allowing a two (2) year deferral of the paving requirement. See
response to Landscaping Comment #3.
VariancelWaivers: None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: Project served by private sewer system connecting to Little Rock
wastewater System. Sewer is available to this project. Contact Little Rock Wastewater
for additional information. No response.
Entergy: No comment received.
Center -Point Enerav: No comment received.
AT & T: No comment received.
Item # 2.
Central Arkansas Water: No objection. All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Contact Central Arkansas
Water if additional fire protection or metered water service is required or regarding the
size and location of the water meter. 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 RPZ assembly, 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 377-1226
if you would like to discuss backflow prevention requirements for this project. A note has
been added to the site plan regarding the requirement for an RPZ.
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. No response.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route. No response.
Parks and Recreation: No comment received.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
No response.
2. No comment all appears internal. No response.
3. Landscaping will be required with any new paved areas. Contact the Christy Marvel
(371-4864) prior to construction. Per GNE's phone conversation with Christy
Marvel, landscaping will be deferred until paving is completed. At that time, a
parking lot plan including landscaping will be submitted to the City of Little Rock for
approval.
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, February 20, 2013.
Will comply.
Item # 2.
ITEM NO.: 2. S-1680-B
NAME: Knollwood Mobile Home Park Subdivision Site Plan Review
LOCATION: located North of 1-30, East of Alexander Road and South of HWY 5
Planninq 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 February 20, 2013. The Office of
Planning and Development must receive the proof of notice no later than March 1,
2013.
2. The property is zoned R-7 which has a requirement of common recreational space.
The ordinance states common recreation space shall be provided at the rate of 300
square feet per manufactured home or mobile home. Minimum size of any
recreation space shall be 5,000 square feet. All required recreational areas shall be
used solely for recreational purposes. There are two areas shown on the plan for
open space, Area 1, the location of the Community Center contain 59,000 square
feet of common area. Area 2, located along the eastern perimeter contains 110,000
square feet.
3. The building is proposed for after school Spanish to English tutoring, sporting
events, Bible study, crafts, vacation bible school and Sunday worship service.
4. City Ordinance (Section 36-508) requires "wheeled traffic areas" to be paved. The
existing graveled drive and existing graveled parking area should be paved. Staff is
supportive of allowing a two (2) year deferral of the paving requirement.
Variance/Waivers: None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: Project served by private sewer system connecting to Little Rock
wastewater System. Sewer is available to this project. Contact Little Rock Wastewater
for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Contact Central Arkansas
Item # 2.
Water if additional fire protection or metered water service is required or regarding the
size and location of the water meter. 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 RPZ assembly, 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 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 site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
Planninq Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. No comment all appears internal.
3. Landscaping will be required with any new paved areas. Contact the Christy Marvel
(371-4864) prior to construction.
Revised plat/ l an: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, February 20, 2013.
Item # 2.
March 7, 2013
ITEM NO.: 2 FILE NO.: S-1680-B
NAME: Knollwood Mobile Home Park Subdivision Site Plan Review
LOCATION: Located North of 1-30, East of Alexander Road and South of HWY 5
DEVELOPER:
Knollwood Mobile Home Park, LLC
26270 1-30 N
Alexander, AR 72002
ENGINEER:
GarNat Engineering, LLC
124 N. Market Street
Benton, AR 72015
AREA: 36.9 acres
CURRENT ZONING
NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
R-7, Manufactured home park
PLANNING DISTRICT: 16 — Otter Creek
CENSUS TRACT: 42.20
VARIANCESM/AIVERS REQUESTED: None requested.
BACKGROUND:
A combination preliminary/final plat was approved by the Little Rock Planning
Commission at their November 17, 2001, public hearing. The approval allowed the
creation of four (4) lots. The purpose of the plat was to remove the perimeter
businesses from the property ownership of the manufactured home park. Due to the
configuration four (4) lots were required to allow the manufactured home park to be
located on a separate parcel. The final plat for the four lots was recorded at the County
Clerk's office on February 24, 2012.
On November 20, 2012, the Little Rock Board of Directors adopted Ordinance
No. 20,656 rezoning an area containing 0.047 acres from R-7 to PD-C to allow the
former leasing office to be used as a beauty salon.
March 7, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1680-8
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The project consists of two items, the addition of one manufactured home site
and the installation of a community building. The community building is proposed
on Briner Circle within an area identified as a playground and recreation
easement. There is a gravel drive extending from Brimer Circle. The existing
parking is also gravel. The owners of the manufactured home park are
proposing to use the existing gravel parking area to serve the community
building. Water and sewer service for the community building are proposed from
the park's private water and sewer systems.
The community building will be owned by Geyer Springs Baptist Church, which
plans to use the facility for a ministry serving the Hispanic community in the
manufactured home park. The owners of the manufactured home park will lease
the site for the community building to the Church of $1 per year. The community
building activities will include, free after school Spanish to English tutoring,
sporting events, Bible study, crafts, vacation bible school and Sunday worship
service.
In addition, the applicant is proposing to add one additional manufactured home
site. The new space is proposed on Briner Circle just south of Mami Drive. The
space will be connected to the park's private water and sewer system.
B. EXISTING CONDITIONS:
The area contains a number of uses; restaurant, liquor store, mobile -home park,
convenience store, tattoo parlor, flooring sales, vacant retail buildings and a
number of other retail uses. Arterial streets bound the manufactured home park
on two (2) sides (north — Stagecoach Road and west — Alexander Road) and the
1-30 Frontage Road is located along the south. Other uses in the area include
additional manufactured home parks to the east and west, Pulaski Technical
College, commercial businesses located on the north side of Stagecoach Road
and a cemetery located across the Saline County line.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
property owner. All property owners located within 200 feet of the site, the
Alexander Road Neighborhood Association, the Otter Creek Property Owners
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
2
March 7, 2013
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1680-B
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Project served by private sewer system connecting to Little Rock
wastewater System. Sewer is available to this project. Contact Little Rock
Wastewater for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met. Contact Central
Arkansas Water if additional fire protection or metered water service is required
or regarding the size and location of the water meter. 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 RPZ assembly, 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 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: Maintain access of at least twenty (20) feet; place fire
hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any
questions.
Coun!y Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
3
March 7, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.1 FILE NO.: S-1680-B
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Landscaping will be required with any new paved areas. Contact the Christy
Marvel (371-4864) prior to construction.
G. SUBDIVISION COMMITTEE COMMENT: (February 13, 2013)
Mr. Vernon Williams 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 property was zoned R-7 which has
a requirement of common recreational space. Staff stated the development as
proposed would retain the required open space. Staff stated the request
included maintaining an existing graveled parking area. Staff stated they would
support a two (2) year deferral of the required paving. Staff stated at the time of
development of the parking area landscaping to meet various City ordinances
would be required.
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 comments addressing staff's concerns raised at the
February 13, 2013, Subdivision Committee meeting. The applicant has indicated
the parking and drive to serve the community building will be constructed of a
hard surface material within two (2) years of approval as recommended by staff.
The applicant has also indicated landscape of the newly paved areas will be
installed per Chapter 15, the City's Landscape Ordinance requirements.
The request is for a multiple building site plan review (Section 31-13) to allow the
placement of a community building within the previously identified common
recreational space and to allow the addition of one manufactured home space.
The ordinance states all development is to be reviewed on a case by case basis
to consider the particulars of the project including the provision of parking and
landscaping in accordance with the appropriate ordinances, siting of buildings
4
March 7, 2013
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1680-B
and the compatibility of the proposed development with adjacent uses. All
developments are to be designed in such a way as to minimize any potential
harmful impact on the surrounding area.
The new manufactured home space is proposed on Briner Circle just south of
Mami Drive. There are currently two (2) spaces located south of the proposed
space. The space will be connected to the park's private water and sewer
system.
The community building is proposed on Briner Circle within an area identified as
a playground and recreation easement. The building is proposed as a 48-foot by
60-foot building (2,880 square feet) with a 16-foot by 24-foot deck (384 square
feet). There is a gravel drive extending from Brimer Circle to serve the
community building. The existing parking is also gravel. The owners of the
manufactured home park are proposing to use the existing gravel parking area to
serve the community building. City Ordinance, Section 36-508, requires
"wheeled traffic areas" to be paved. Staff is supportive of allowing the applicant
two (2) years from the time of approval to pave the drive and parking area.
The community building will be owned by Geyer Springs Baptist Church, which
plans to use the facility for a ministry serving the Hispanic community in the
manufactured home park. The owners of the manufactured home park will lease
the site for the community building to the Church of $1 per year. The community
building activities will include, free after school Spanish to English tutoring,
sporting events, Bible study, crafts, vacation bible school and Sunday worship
service.
The property is zoned R-7 which has a requirement of common recreational
space. The ordinance states common recreation space shall be provided at the
rate of 300 square feet per manufactured home or mobile home. Minimum size
of any recreation space shall be 5,000 square feet. All required recreational
areas shall be used solely for recreational purposes. There are two areas shown
on the site plan for open space, Area 1, the location of the community building
contains 59,000 square feet of common area. Area 2, located along the eastern
perimeter of the site contains 110,000 square feet. The total green area provided
in 169,000 square feet. There are 383 manufactured homes located within the
development with an additional space proposed (384 spaces). With the
requirement for 300 square feet of green space per manufactured home this
would result in 115,200 square feet of green space.
The development as proposed appears to comply with the minimum criteria
established by the Subdivision and Zoning Ordinances for site plan review. The
development is proposed with setbacks in compliance with the minimum
standards for the R-7 zoning district. In addition the manufactured home park
5
March 7, 2013
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.__S-1680-5
has ample common area to comply with the common area requirement
established by the Zoning District. To staffs knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
development 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.
Staff recommends approval of the deferral request for the hard surface parking
and driveway for a period of two (2) years, after which the driveway and parking
are to be paved and landscaped to compliance with Code requirements.
PLANNING COMMISSION ACTION: (MARCH 7, 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. Staff also presented a recommendation of approval of the
deferral request for the hard surface parking and driveway for a period of two (2) years,
after which the driveway and parking is to be paved and landscaped to compliance with
Code requirements
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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