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Home My WebLink AboutS-1290 Staff Analysisxy 23, 1998 ' T ITEM NO.: 5 FILE NO.: Z--2457--B NAME: Marvin Gardens Townhomes -- Short -Form PD-R LOCATION: East end of Ohio Street at the north end of Florida Avenue DEVELOPER: Square Deal Builders, Jim Harney 101 East Washington No. Little Rock, AR AREA: 1.25 Acres ZONING• R-5 ENGINEER• LLC Robert D. Holloway 200 Casey Dr. Maumelle, AR 72113 72114 NUMBER OF LOTS: 1 FT. -NEW STREET: 0 ALLOWED USES: Multifamily Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: None BACKGROUND: Multifamily Residential The property is currently zoned R-5 and would allow a multifamily development of this size with a subdivision site plan review. However, the applicant is proposing to sell each individual residential unit, including the land under the unit. Therefore, the property must be rezoned to PD-R. As part of the PD-R rezoning, the applicant will file a final plat (staff -level) at a later date. A. PROPOSAWREQUEST: The applicant is proposing construction of a multifamily development at the east end of Ohio Street (at the north end of Florida Avenue). The townhouse project will consist of 22 residential units on 1.25 acres. The applicant states that the units will be individually owned, where title to the land under the unit would be conveyed. The remaining property (common areas) will be owned by the property owners association. The applicant notes that if they are unable to sell the units after an honest effort and reasonable time, the July 23, 1998 .SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z--2457-B project would then be completed as rental units under a single ownership. The applicant envisions beginning with a three -unit building as a model, with future construction to begin only after a percentage of the units within each building have been presold. B. C. D. The 22 unit development is proposed as five separate buildings to be located around the perimeter of the site, with a common parking area located in the center of the site. The main access to the property will be from Ohio Street. A second.driveway is proposed from Florida Avenue which will access a smaller parking lot serving the six unit building at the south end of the property. This building will have garages which will be accessed from this smaller* Parking lot. The buildings will be two -stories in height with each individual residential unit containing approximately 1,200 square feet. The building located along the north perimeter and the building located furthest south will contain 6 residential units each. Two buildings, one 4-unit and one 3-unit, will be located along the east side of the property with a 3-unit-building located along the west boundary. EXISTING CONDITIONS: The site has been mostly cleared of trees in the past and is partially overgrown with weeds and vines. Some site work (filling and grading) has taken place. Multifamily residences are. located east of the site, with a mixture of multifamily residential, single-family residential and a Montessori School to the west along the north and south sides of Ohio Street. Single-family and two-family residences are located to the south, along Indiana Avenue. The property to the north along Cantrell Road contains a mixture of commercial uses. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The Evergreen, Normandy -Shannon, and Meriwether Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dedicate additional right -of -wax. for turnaround and construct it with planned development to public street standards. K 23, 1998 =� g�HDIVISION ITEM NO. 5 SCans___ _ FILE NO. Z-2457-B E. F. 2. Public Works suggests that the applicant resurface Ohio Street from Georgia Street to the entrance of the property (20 feet wide). UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Existing sewer main located on site. Developer required to relocate any main necessary to construct proposed project. Developer shall be responsible for the integrity of existing mains at all times during construction of this project. All relocation and repair of existing mains shall be at the Developer's expense. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: A 10 foot utility easement is requested around the entire perimeter of the property (all sides). Water: Easements will be required. Fire hydrant shown to be removed must stay. Any relocation of existing water facilities will be at the developer's expense. Care must be taken to protect existing facilities. 12" main doesn't extend south of the 24" main. Fire Department: County Planning: CATA• No Comment. No Comment. No Comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is in the West Little Rock District. The recommends Multifamily (MF). There is no ongoing neighborhood plan effort in the area. The site is zoned R-5 -- Urban Residential. The proposed use Multifamily. There is no Land Use Plan issue. Landscape Issues: Plan currently is The proposed 6 foot wide land use buffer along the southern perimeter is 10 1/2 feet below the 16 1/2 full width required (the minimum requirement with transfers is it feet) . A 6 foot high opaque wood fence with its face side directed outward or dense evergreen plantings are required along the 3 July 23, 1998 tf � SUBDIVISIONy� ITEM NO.: 5 Cont. FILE NO.: Z-2457-B southern perimeter of the site and along that portion of the western perimeter that abuts a single family use. The dumpster must be screened to a height at 8 feet on three sides. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS: The applicant submitted a revised site plan to staff on July 8, 1998. The revised site plan appears to address all of the issues raised by staff and the Subdivision Committee. The applicant indicates that the buyer of each individual unit will have an option for a 3 foot by 12 foot "kick -out" addition to the unit. The addition would be at the rear of each unit and extend to the second floor. The applicant has shown the possible additions on the revised site plan. To staffs knowledge, there are no further issues to be resolved. The proposed development should have no adverse effect on the neighborhood. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD-R subject to the following conditions: 1. Compliance with the conditions noted in paragraphs D, E and F of this report. 2. The applicant must file a final plat with staff before a building permit will be issued. SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998) Jim Harney and Bob Holloway were present, representing the application. Staff briefly described the project. Staff noted several items which needed to be shown on'a revised site plan. These items included building heights, details on retaining walls, screening and signage. The required buffer along the south property line was briefly discussed. It was determined that an 8 foot buffer along this property line would be sufficient, with transferring the remaining buffer width requirement to other areas of the site. 4 July 23, 1998 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-2457-B The applicant noted that both entrances to the site would be gated. Bob Turner, of Public Works, briefly reviewed the Public Works requirements with the Committee. He noted that the resurfacing of Ohio Street was a suggestion and recommendation, but not a requirement. The applicant noted that the access drive for the dumpster could be used as a turnaround for other vehicles. The gate will be located east of this proposed turnaround. After the discussion, the Committee forwarded the rezoning request to the full Commission for resolution - PLANNING COMMISSION ACTION: (JULY 23, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of it ayes, and 0 nays. jinn. Ft�NJ 5