HomeMy WebLinkAboutZ-9536-A Staff Report
ITEM NO.: 6 FILE NO.: Z-9536-A
NAME: Woodlands Valley – Revised PRD
LOCATION: South side of Cooper Orbit Road at Kanis Road
DEVELOPER:
Woodland Hills Valley LLC
15100 Pride Valley Road
Little Rock AR 72223
OWNER/AUTHORIZED AGENT:
Joe White – Agent
Joe White Associates
25 Rahling Circle, Suite A-2
Little Rock AR 72223
SURVEYOR/ENGINEER:
Joe White Associates
25 Rahling Circle, Suite A-2
Little Rock AR 72223
AREA: 41.5969-acre NUMBER OF LOTS: 215 FT. NEW STREET: 5,835 LF
WARD: 7 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PRD/R-2
VARIANCE/WAIVERS:
Advanced grading with infrastructure.
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ITEM NO.: 6 FILE NO.: Z-9536-A
PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the previously approved PRD rezoning of a R-2 residential development at the intersection of Cooper Orbit Road and Kanis Road for a 215-lot development
with single-family patio homes and attached residential townhomes.
EXISTING CONDITIONS:
The site is currently undeveloped and heavily wooded The property contains varying degrees of slope primarily sloping downward from south to north.
NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
ENGINEERING COMMENTS:
When is Cooper Orbit Road being relocated?
Who is performing the work? Has a contract been awarded?
When is the R/W to be abandoned? What parties are involved?
Width of drive connecting to new proposed Cooper Orbit Relocation?
Comments based on layout are subject to change depending on the Cooper Orbit Rd. relocation. This would affect the proposed lots on the north (101-118), proposed retention area, the
proposed ditch, and the proposed dog park area.
Is the drive between lots for access and parking?
What is the width of the drive between the lots?
This layout exceeds the number of lots allowed per loop street on a single entrance. Where is the second access proposed to be?
How is the access, if any, from Woodland Trails being utilized? The ditch runs directly to it.
A grading permit shall be required prior to initiation of work to include the advance grading variance with infrastructure. Grading permits are issued by the Planning and Development
Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s
stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov
to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than 1 acre.
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ITEM NO.: 6 FILE NO.: Z-9536-A
11.Boundary street improvements are required on Cooper Orbit per master street
plan. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards.
Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to
the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard
Details and ADA guidelines.
Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744
for applications and information about General Stormwater Discharge Construction Permit #ARR150000.
Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement.
For the required, final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a).
Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within
this report.
The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating
sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase
3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site.
Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B).
Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior
to the issuance of a certificate of occupancy.
Hauling of fill material on or off project sites over municipal streets require approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway
501-379-1800 with any questions or for more information.
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ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No Comments Received.
Entergy: No comments received.
CenterPoint Summit Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where
a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent
in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of
buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire
apparatus access roads shall comply with all of the following criteria:
Minimum gate width shall be 20 feet.
Gates shall be of swinging or sliding type.
Construction of gates shall be of material that allow manual operation by one person.
Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective.
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ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official.
Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the
keys to the lock is installed at the gate location.
Locking device specifications shall be submitted for approval \by the fire code official
Electric gate operators, where provided, shall be listed in accordance with UL 325.
Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where
the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3.
Exceptions:
Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler
system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required.
The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the
fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little
Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
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ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) and Mixed Office Commercial (MOC) for the requested area. The Residential
Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. Mixed Office Commercial (MOC) provides
for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. The application is to rezone from Planned Residential Development District
(PRD) and Single Family District (R-2) to Planned Residential Development District (PRD) to allow for the future development of 215 lots with single-family and patio homes.
Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the west and south. Suburban Office (SO) is shown to the north and Mixed Office Commercial
(MOC) is shown to the east of the application area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre.
Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density
remain less than 6 units per acre. To the south is the Woodlands Edge neighborhood of single-family homes, zoned Single Family District (R-2). To the west is a legally non-conforming
business and then single-family homes on larger tracts. All this land is zoned R-2. The Suburban Office (SO) category shall provide for low intensity development of office or office
parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. This land has been developed as an apartment complex. The
land is zoned Planned Development Residential (PDR) District and Neighborhood Commercial District (C-1) Mixed Office Commercial (MOC) provides for a mixture of office and commercial
uses to occur. Acceptable uses are office or mixed office and commercial. The land to the west and northwest is undeveloped and either vacant or wooded. The property is zoned General
Commercial District (C-3) and Neighborhood Commercial District (C-1).
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ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
Master Street Plan: To the north is Cooper Orbit Road is a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity to, this land.
ANALYSIS:
The applicant proposes to revise the previously approved PRD rezoning of a R-2 residential development at the intersection of Cooper Orbit Road and Kanis Road for a 215-lot development
with single-family patio homes and attached residential townhomes (5.17 lots per acre). The previously approved PRD portion of the property had 81 lots, with the R-2 zoned (preliminary
plat) portion being approved for 65 lots (146 lots total).
The site is currently undeveloped and heavily wooded The property contains varying degrees of slope primarily sloping downward from south to north.
The applicant proposes the average perimeter lot size to be 50 feet by 110 feet (5,500 square feet) and the average internal lot size to be 32 feet by 130 feet (4,160 square feet).
The applicant proposes to develop the subdivision in four (4) phases as follows:
Phase I – Lots 101-121, 201-224 and 166-169.
Phase II – Lots 225-249, 301-325, 122-125 and 160-165.
Phase III – Lots 154-159, 126-129, 326-350, and 401-425
Phase IV – Lots 426-447 and 130-153
The proposed plan will consist of garden patio homes on the perimeter lots around the north, east, south, and west sides of the development and attached residential townhomes on the
internal lots. The perimeter lots will have a proposed twenty (20) foot front building line and the internal lots will have a ten (10) foot setback at the front and sides, with a fifteen
(15) foot setback at the street sides and rear yards adjacent to an access alley.
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ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
The applicant is requesting a variance from the Land Alteration Regulations to advance grade the entire subdivision with the issuance of the grading permit for construction of the streets,
drainage infrastructure, and utilities in Phase 1 the development. The request is proposed in order eliminate the need to export and import materials across the newly built city streets
as each phase and lot is developed. The Staff supports the requested variance.
The applicant also proposes to abandon the portion of Cooper Orbit Road adjacent to this overall property as part of the development plan. The applicant proposes for Cooper Orbit
Road to re-align with Panther Branch Drive to the northwest for a new intersection with Kanis Road. The City of Little Rock and Pulaski County are in a joint effort to re-align Cooper
Orbit Road with Panther Branch Drive. The abandonment request for the portion of Cooper Orbit Road adjacent to this proposed subdivision will not be submitted to the City Board of
Directors for approval until the re-alignment project is complete and accepted by the City of Little Rock.
The site plan shows an access drive at the northwest corner of the development connecting to Cooper Orbit Road. The drive includes a turnaround area along the south lane containing
a mail kiosk. The 5,835-liner foot internal drive continues around the perimeter of the property between the single-family homes along the exterior and interior townhome lots. The
site plan also includes two (2) internal streets and three (3) internal alleys crossing the site from east to west between the townhomes connecting the perimeter drive. An emergency
access drive is proposed at the northeast corner of the development connecting the internal drive to Kanis Road. The interior lots will be accessed via the new alleys. A 10-foot
wide “no vehicular access” easement will be located along the front of all the interior lots.
The applicant proposes to provide a stormwater detention area at the east central
portion of the development adjacent to the east property line along with a proposed recreation area at the northwest corner of the development and a dog park a the northeast corner of
the project.
The applicant is proposing a mail kiosk along the south edge of the main access drive connecting to Cooper Orbit Road. The mailbox kiosk location must be constructed in conformance with
USPS and City of Little Rock design standards and be ADA accessible.
Trash will be collected using standard City of Little Rock garbage collection.
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ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
The applicant is proposing a monument sign at the north edge of the access drive connecting to Cooper Orbit Road. The proposed new signage will comply with Section 36-551 (a) (4) of
the City’s zoning ordinance.
The property is bordered to the north by PD-R and C1 zoned properties and
primarily by R-2 developments containing single family dwellings along the west,
south, and east perimeters of the property.
To staff's knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff's review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
Staff is supportive of the requested revised PRD zoning to allow the single family / townhome development. Staff views the request as reasonable. The property is located in an area with
predominately R-2 zoned residential properties with a scattering of commercial zoned properties to the north along Kanis Road. The proposed development will represent a quality in-fill
type development. Staff believes the proposed increased density will have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised PRD zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and G, and the staff analysis, of the
agenda staff report.
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