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HomeMy WebLinkAboutS-1404 Staff AnalysisITEM NO.: 6 FILE NO.: S-1404 NAME: Lot 2R Michael Cove Addition Subdivision Site Plan Review LOCATION: Southeast corner of Kanis Road and Michael Drive Planning Staff Comments: "`4_cA_ (�' " ), 4r', 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. 2. Provide details of any proposed signage on the site plan (height/area/location). 3. Provide details of dumpster locations. 4. Any additional site lighting must be low level and directional, directed inward away from residentially zoned properties. 5. Indicate how the eastern motorist will back from their designated parking space. Provide a turn -around if necessary on the site plan. 6. Will the units have garages? If not the applicant will require a variance from the number of on -site parking spaces required (12 required 8 provided). 7. Will the development be constructed in one phase? If not indicate the phasing plan on the proposed site plan. Variance/Waivers: 1. Variance to allow an increased fence height along the street sides and the perimeter of the development (request 8-foot allowed 4-foot street side and 6-foot perimeter). 2. A variance to allow a reduced street side setback along Michael Drive (25-feet required). Public Works: `. -ID 1. The existing and proposed right-of-way dedications are acceptable. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. Q-` 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance applies to this property. Show the proposed ,location for stormwater detention facilities on the plan and off -site discharge IN, locations onto adjacent properties. 4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: O'-ap C �L � A -a- Wastewater: Sewer main extension required with easements if service is required for the project. Capacity contribution analysis is required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A water main extension may be required in order to provide service to this property. 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. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Plannina Division: No comment. City_ Recognized Neighborhood Action Plan: Landscape: The plan submitted does not provide for the minimum nine (9) foot wide required land use buffer along the eastern perimeter nor a portion of the street buffer. The Landscape Ordinance requires a minimum six (6) foot nine (9) inch wide landscape strip east of the proposed on -site vehicular use area. The plan submitted only provides for five (5) six (6) inches in this area. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 1, 2003. October 16, 2003 ITEM NO.: 6 FILE NO.: S-1404 NAME: Lot 2R Michael Cove Addition Subdivision Site Plan Review LOCATION: on the southeast corner of Kanis Road and Michael Drive DEVELOPER: AJ Gilbert P.O. Box 95212 Little Rock, AR 72205 ENGINEER. McGetrick and McGetrick Engineers 319 President Clinton Avenue — Suite 202 Little Rock, AR 72201 AREA: 0.585 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS C-3, General Commercial 10 — Boyle Park 24.03 VARIAN CESNVAIVE RS REQUESTED: FT. NEW STREET: 0 1. A variance to allow a reduced street side setback along Michael Drive. 2. A variance to allow a reduced land use buffer along the eastern perimeter. 3. A variance to allow a reduced street buffer along Michael Drive. 4. A variance to allow a reduced side and rear yard setback. A. PROPOSAL: The site is zoned C-3, General Commercial which allows the development of multi -family housing at a density as allowed under R-5 (at a density of not more than 36 units per acre). The applicant is proposing the development of this site with two buildings of four-plex housing (13.68 units per acre). October 16, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1404 A single driveway from Michael Drive will access the site. The applicant is proposing the units to be two story townhouse units with a maximum building height of 28-feet. The lot is a corner lot. The applicant is requesting a reduced setback along Michael Drive. The applicant is proposing a 10-foot setback along Michael Drive. The applicant is also proposing a 15400t rear yard setback and a 5-foot side yard setback. The ordinance allows on a corner lot when 25-feet is provided on both street frontages, the rear yard may be reduced to 15-feet. B. EXISTING CONDITIONS: The site is a vacant tree covered site, which slopes from John Barrow Road to the south. There are non-residential uses located in the area, a nursing home, medical equipment sales and service and an office supply store. The area to the west abuts John Barrow Road is a commercial node complete with fast food restaurants, a strip commercial center and a convenience store. The area to the south of the site is zoned MF-12 and built as multi -family. The area immediately east of the site is vacant and tree covered. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The existing and proposed right-of-way dedications are acceptable. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. A capacity contribution analysis is required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. 2 October 16, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1404 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. A water main extension may be required in order to provide service to this property. 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. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: The plan submitted does not provide for the minimum nine (9) foot wide required land use buffer along the eastern perimeter nor a portion of the street buffer. The Landscape Ordinance requires a minimum six (6) foot nine (9) inch wide landscape strip east of the proposed on -site vehicular use area. The plan submitted only provides for five (5) six (6) inches in this area. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. Pat McGetrick was present representing the request. Staff stated the site plan was for a multi -family development on C-3 zoned property. Staff stated the applicant was requesting a subdivision site plan review for the placement of two buildings on the site. Staff requested Mr. McGetrick provide additional information concerning garages, phasing, garbage collection and signage. Staff noted any site lighting must be low level in intensity and directed away from residentially zoned properties. Public Works comments were addressed. Staff stated the site plan indicated acceptable dedications of right-of-way. Staff also noted the storm water detention ordinance did not apply to the property since the site was less than one acre. Staff requested the applicant indicate detention on the site plan to assure the adjacent sites were not affected. Staff questioned if the units would be owner occupied. Mr. McGetrick indicated they were intended to be owner occupied. Staff stated the required buffers were 3 October 16, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1404 not sufficient to meet the minimum nine -foot requirement. Mr. McGetrick indicated the parking area would be redesigned allowing for additional landscaping and buffering. 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 plan to staff addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has redesigned the parking layout to include space for two cars at each unit. The applicant has indicated one space will be a garage while the other space will be outdoors. The applicant has increased the landscaping strip required by the Landscaping Ordinance adjacent to the vehicle use area to the required minimum six foot nine inch wide strip. It appears the area set aside for the landscape strip is eleven feet. The applicant has not however met the minimum land use buffer requirement of nine feet nor has the applicant met entirely the minimum street buffer requirement. The applicant has indicated a five (5) foot land use buffer adjacent to the structures. The applicant has indicated the site contains less than one acre therefore on site detention is not required. The applicant has indicated with proper grading the water will fall to Michael Drive and away from the developed property. The applicant has indicated there will not be a dumpster located on the site. The applicant has indicated garbage collection will be provided at the curb through an agreement with a private contractor or the city. The applicant has indicated the maximum building height at 28-feet with the maximum height allowed on C-3 zoned property being 35-feet. The applicant has indicated the development will be constructed in one phase. Staff is not supportive of the reduced buffer along the street and along the eastern perimeter of the site. Staff feels the proposed development is over- building the site resulting in reduced setbacks and the inability to provide the required land use buffer to the east. The applicant is required a nine -foot land use buffer to the east and is only providing a five foot setback. In addition the applicant is unable to meet the minimum required setbacks for C-3 zoned property. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. 4 October 16, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1404 PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Pat McGetrick and Mr. A. J. Gilbert were present representing the application. There were no registered objectors present. Staff presented the item with a recommendation of denial. Staff stated the proposed development could not meet all the setbacks and buffer requirements therefore staff felt the developer was trying to overbuild the site. Staff stated the John Barrow Neighborhood Association had indicated they did not support the proposed development as filed. Staff stated the neighborhood had indicated they did support the concept of multi -family and would support the development at a lesser density. Mr. McGetrick addressed the Commission on behalf of the applicant. He stated the development was allowable under the current zoning at a greater density than was proposed. He stated the applicant was proposing the placement of the buildings adjacent to Michael Drive within 10-feet of the property line but the required right-of-way vs. the actual pavement width did allow for the appearance of a greater setback. Mr. McGetrick stated it was unlikely Michael Drive would be widened to the full street width as indicated by the Master Street Plan. Mr. A. J. Gilbert addressed the Commission. He stated his desire was to develop the site similar to a development he had completed on Gamble Road. He stated on the Gamble Road development a variance was granted for side yard setbacks. He questioned the difference in this site. Staff stated the Gamble Road site was not a corner lot and the area was different. Staff stated the area to the east of the Michael Drive site was still zoned residentially. Mr. Gilbert stated his goal was to make the area a small community. He stated the units would be offered for sale as condominium units. There was a general discussion concerning the development, the reduced side yard buffer and the likelihood of the area to the east developing as single-family. The discussion included the likelihood of the widening of Michael Drive to commercial street standard. A motion was made to approve the proposed development as filed. The motion carried by a vote of 8 ayes, 1 noe and 2 absent. 5