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HomeMy WebLinkAboutS-1304 Staff AnalysisDecember 7, 2000 ITEM NO.: 9 NAME: Forest Gardens - Long -Form PRD FILE NO.: Z-6948 LOCATION: West side of Stagecoach Road, approximately 500 feet south of Baseline Road DEVELOPER: ENGINEER: Randy Ripley McGetrick and McGetrick 9222 Stagecoach Road 319 E. Markham Street, Ste. 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 5.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Single Family Residential Condominium Development 1.Variance to allow platting of a lot without street frontage. 2.Deferral of street improvements to Stagecoach Road. A. PROPOSAL/REQUEST: The applicant proposes to rezone a 5.01-acre property along the west side of Stagecoach Road, south of Baseline Road, from R-2 to PRD for a condominium development. The applicant proposes a total of 19 buildings and 26 units, which will be developed as a horizontal property regime. The applicant notes that the maximum height of the structures will not exceed 32 feet. The applicant also notes that all units will have attached garages and/or carports with a total of 45 parking spaces. The applicant is also proposing a two -lot preliminary plat as a component of the PRD application. The 5.01 acre property which is proposed to be rezoned PRD is part of a December 7, 2000 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-6948 9.87 acre property which fronts on Stagecoach Road. The 5.01 acre piece (Lot 1) will have no direct street frontage and the applicant has requested a variance to allow this. The applicant has noted that the property owner to the south has agreed (letter dated 11/8/00) to grant an access easement through the south property to Lot 1, from the end of Staley Drive. The exact location of the access easement will be determined at a later date, with development of that single-family property. Also in conjunction with the preliminary plat, the applicant is requesting deferral of street improvements (sidewalk construction) for Stagecoach Road for 5 years or until development of Lot 2. Public Works has indicated support of this deferral. The applicant notes that the site design is based on an attempt to retain the center portion of this heavily wooded site as a common green space, with the large mature hardwood trees to remain as the main marketing amenity. To achieve this goal, the applicant has shown a perimeter access drive, which will serve the rear of each unit. The applicant has noted that this drive will be designed to accommodate the City garbage and fire trucks, and that garbage pick-up will be coordinated through Public Works. Please see the attached site plan for the proposed building, drive, parking and landscape area locations. Also included is a copy of the proposed two -lot preliminary plat. B. EXISTING CONDITIONS: The 5.01 acre property proposed to be rezoned to PRD is undeveloped and wooded. There is a small vacant commercial building at the property's east boundary (Lot 2). The Stagecoach Village LLC development (old Staley Driving Range property) is located to the south. The property immediately west is zoned PRD and was recently approved for a condo/single family development. There are single-family residences further west. There are also single-family residences to the north with a commercial development to the northeast. There is undeveloped C-3 zoned property to the east, across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received one (1) phone call supporting the application. 2 December 7, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z-6948 1. Staley Drive is classified on the Master Street Plan as a collector street. Dedicate a total of 60 feet of right- of-way for the full-length of access to the planned development. 2. Provide design of street conforming to "MSP",(Master Street Plan). Construct full street improvements within the right-of-way, including 5-foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5.Easements for proposed stormwater detention facilities are required. 6. Easements shown for proposed storm drainage are required. 7. City cannot provide waste pick-up within the planned development. 8.Detailed drainage plan must be approved before final plan is approved. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. ARKLA: No Comment. Southwestern Bell: No Comment. Water: A water main extension and fire protection will be required. Contact Water Works for plan approval. Fire Department: Move fire hydrant located at the southeast corner of the property to the first landscape island in front of building B-1500. Maintain at least a 15-foot opening at the gated entrance. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. 3 December 7, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) F. ISSUES/TECHNICAL/DESIGN: G. Planning Division: FILE NO.: Z-6948 This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family at this site. The applicant has applied for a Planned Residential Development for a condominium development with a density similar to single family. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property is located in the area covered by the "Otter Creek/Crystal Valley Neighborhood Action Plan." The residential development goal of the neighborhood action plan contains two action statements relative to this application. The first action statement calls for the encouragement and facilitating development of owner occupied properties in the planning area. The second statement concerning residential development calls for the installation of streetlights in all future developments as streets are built. The neighborhood action plan also contains a natural environment goal supported by an action statement that calls for the preservation and maintenance of existing greenways and open spaces in the neighborhood. Landscape Issues: No Comments. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 16, 2000) Randy Ripley and Pat McGetrick were present, representing the application. Staff briefly described the proposed PRD, noting that a few additional items needed to be shown on the site plan. In response to questions from staff, Mr. Ripley noted that sign details, parking details and perimeter fencing would be shown on the site plan. Mr. Ripley noted that he would attempt to work out a plan for garbage pick-up with Public Works. 4 December 7, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6948 The plat and access issues associated with this property were discussed. Staff noted that a final plat for this property could not be signed and recorded until legal access was provided. The Public Works requirements were discussed. The stormwater easement requirements were discussed. Pat McGetrick explained how stormwater detention would be handled. After the discussion, the Committee forwarded the PRD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on November 21, 2000. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan notes that a screening fence will be constructed along the north and south property lines. The revised plan also notes that there will be a total of 45 parking spaces to serve the development. The typical minimum ordinance requirements for parking would be 39 spaces. As noted in paragraph A., the applicant is proposing a two -lot preliminary plat as part of this PRD application. The applicant has requested a variance to allow Lot 1 with no direct street frontage. The applicant submitted a letter from Bud Finley, property owner to the south, on November 8, 2000. Mr. Finley notes he is willing to grant access to Lot 1 through his property when a preliminary plat is developed next year. The applicant is also requesting a deferral of additional street improvements to Stagecoach Road with the proposed preliminary plat. Public Works supports the deferral of street improvements for five (5) years or until Lot 2 develops, whichever occurs first. Staff is comfortable with the preliminary plat as proposed. However, staff cannot sign the final plat until the legal access to Lot 1 is established, and the prospective owner of Lot 1 cannot purchase the property until the final plat is signed and recorded. As far as the PRD is concerned, staff feels that the applicant is proposing a quality condominium development and has done an adequate job in addressing the design 5 December 7, 2000 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-6948 issues associated with this property. Staff feels that the proposed development will have no adverse impact on the general area, as the proposed density is no greater than single family. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PRD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2.No building permit will be issued for Lot 1 until a final plat is recorded. 3.Staff will not sign a final plat for Lot 1 until legal access to the lot is established. 4.Staff recommends approval of the variance to allow Lot 1 with no street frontage. 5.Staff recommends approval of the deferral of street improvements to Stagecoach Road for 5 years or until Lot 2 develops, whichever occurs first. 6.Any site lighting must be low-level and directed away from adjacent property. 7. Any signage must conform to the zoning ordinance standards for condominium developments (ground -mounted sign not to exceed 24 square feet in area and 6 feet in height) . PLANNING COMMISSION ACTION: (DECEMBER 7, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairperson 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 8 ayes, 0 nays and 3 absent. 0