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HomeMy WebLinkAboutZ-3931-F Staff AnalysisFILE NO.: Z -3951-F NAME: Village on the Green Subdivision Long -form PD -R LOCATION: Located on the Southwest Corner of Bunch and Chicot Roads DEVELOPER: Woodland Homes, LLC 1510 South Broadway Little Rock, AR 72202 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 36.31 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 121 FT. NEW STREET: 4,100 LF R-2 - Single-family, C-2 — Shopping Center District and MF -12 — Multifamily 12 units per acre Single-family, Commercial and Multi -family -m Single-family Variance/Waivers: 1. A variance from the Subdivision Ordinance to allow double frontage lots for Lots 12, 13, 35, 36, 52 — 58, and 95 - 103. 2. A waiver of the Master Street Plan required street improvements to Bunch Road. BACKGROUND: On January 20, 2005, the Little Rock Planning Commission approved a preliminary plat for this site known as the Pines Subdivision (S -643-C). The site contained 36.31 acres and the applicant proposed to subdivide the area into 83 single-family lots, a park area and two tracts. Tract A was zoned C-2 — Shopping Center District and the second tract would be utilized as detention. Portions of the site were zoned R-2, Single-family and MF -12, Multi -family District, which would require rezoning prior to development. The FILE NO.: Z -3951-F (Cont proposed plat indicated Lots 69 — 78 were zoned MF -12, Multi -family District. The applicant indicated the subdivision with a single entry, which would add 4,100 linear feet of new street within the proposed subdivision. Street improvements were proposed along Chicot Road and Castle Valley Road. The applicant requested a waiver of the required street improvements to Bunch Road. The applicant did not propose access to Bunch Road but did provide an emergency access to the site from Bunch Road. The applicant stated the property had only a small frontage on Bunch Road. A "sliver" of property between the applicant's ownership and Bunch Road for the majority of the site was owned by the property owners to the north of Bunch Road. A 25 -foot front building line, 10 -foot side yard setbacks and a 20 -foot rear yard set back was approved for all lots within the subdivision. Variances to allow a reduced rear building set back and to allow the development of a portion of the indicated lots as double frontage lots were also approved. A playground area along with on-site detention were indicated on the approved preliminary plat. The applicants proposed plat indicated an average lot size as 7,700 square feet and a minimum lot size of 6,900 square feet. The site plan indicated a maximum buildable area of 3,250 square feet and a minimum buildable area of 2,150 square feet. A. PROPOSAUREQUEST: The applicant is now proposing a rezoning of the site from R-2, C-2 and MF -12 to PD -R to allow the development of 27.9 acres as a single-family subdivision. The development is proposed with 121 single-family lots and a detention storage/playground area. The development will be constructed in three phases with 43 lots in the first phase, 34 tots in the second phase and 44 lots in the final phase. The average lot size proposed is 7,000 square feet and the minimum lot size proposed is 5,000 square feet. The plat indicates Lots 12 and 13, 35 and 36, 52 — 58 and 95 — 103 as double frontage lots per the Subdivision Ordinance. A ten (10) foot restrictive access easement has been placed along the rear lot line of these proposed lots to limit curb cuts and access to the adjoining streets. The development is proposed with a single access extending from Castle Valley Road with an emergency access indicated along Bunch Road. The streets are proposed as minor residential streets. The total linear feet of new street proposed is 4,534 linear feet. The applicant has indicated no portion of the site is located within floodplainlfloodway. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal will be by Little Rock Wastewater Utility. B. EXISTING CONDITIONS: The site is a vacant site currently zoned R-2, C-2 and MF -12. The streets in the area are not constructed to Master Street Plan standard with narrow roadways 2 FILE NO.: Z -3951-F (Cont. and open ditches for drainage. There is a mixture of uses in the area. There are single-family homes located across Bunch Road to the north and the City limits is located to the south across Caste Valley Road. To the southwest of the site is a golf course with new homes developing in the Whispering Pines Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site, the Legion Hut Neighborhood Association, the Deer Meadow Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti, Traffic Engineer at 379-1816 for additional information. Traffic calming devices should be installed on Whispering Pine Drive and Whispering Pine Lane. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Castle Valley Road to a collector standard including a 5 -foot sidewalk prior to final platting. Construct one-half street improvements to Chicot Road to principal arterial standard including a 5 -foot sidewalk prior to final platting. 3. Storm water detention ordinance applies to this property. 4. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. "Whispering Pine Drive" street name is repetitive. Provide street name for cul-de-sac at the NW corner of property. "Whispering Pine Circle" could be used. Provide new name prior to final platting. 5. Construct Whispering Pine Court and Whispering Pine Lane to residential street standards including a 5 -foot sidewalk on one side. Construct Whispering Pine Drive to a residential collector standard 31 feet in width from back of curb to back of curb including a 5 foot sidewalk. 6. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 90 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. A grading permit in accordance with Section 29-186 (c) and (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. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 11. A 20 foot radial dedication of right-of-way is required at the intersection of all streets. 12. Easements for proposed storm water detention facilities are required. 13. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 0 FILE NO.: Z -3951-F Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial, Single Family, and Multi Family for this property. The applicant has applied for a rezoning to allow the development of 121 single-family lots on a 27.9 -acre tract. A land use plan amendment for a change to Single Family is a separate item on this agenda (LU06-15-03). Master Street Plan: Chicot Road is shown as a Principal Arterial on the Master Street Plan and Bunch Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chicot Road since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: According to the Master Street Plan Bicycle Section, a Class I bike route is proposed southeast of this location. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Citv Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West -1-30 South Neighborhood Action Plan. The Housing and Neighborhood Revitalization Goal states: Encourage new single- family growth and maintain and enhance the quality of existing housing. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide a detailed bill of assurance for the proposed subdivision detailing the proposed construction materials, minimum square footage of the homes and estimated sales price of the homes. Staff also requested the applicant provide details of any proposed subdivision identification signage including height, area and location. Staff stated the previous development allowed for a density of 2.2 units per acre and the current application request was to allow a density of 3.3 units per acre. Public Works comments were addressed. Staff stated traffic calming devices were required for long straight streets. Staff stated devices should be installed along Whispering Pine Drive and Whispering Pine Lane. Staff also stated street improvements to Bunch, Chicot and Castle Valley Roads would be required per 5' FILE NO.: Z -3951-F (Cont. the Master Street plan. Staff stated a grading permit would be required prior to development and the City's storm water detention ordinance would apply to the proposed development. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 a revised site plan to staff addressing few of the comments raised at the November 16, 2006, Subdivision Committee meeting. The applicant has not provided staff with a detailed Bill of Assurance for the proposed subdivision indicating the minimum square footage of the homes or the construction materials. The applicant has also not provided staff with details of the proposed subdivision identification signage or the location of the proposed sign. Street improvements have been noted along Castle Valley Road and Chicot Road. No street improvements have been indicated along Bunch Road. The revised site plan does not include the placement of traffic calming devices along Whispering Pine Drive and Whispering Pine Lane as requested by staff. Staff feels the traffic calming devices should be included along the roadways. The applicant is proposing a rezoning of the site from R-2, C-2 and MF -12 to PD -R to allow the development of 27.9 acres as a single-family subdivision containing 121 lots and a detention storagelplayground area. The development will be constructed in three phases with 43 lots in the first phase, 34 lots in the second phase and 44 lots in the final phase. The average lot size proposed is 7,000 square feet and the minimum lot size proposed is 5,000 square feet. The maximum buildable area has been indicated on the proposed site plan. The plat indicates Lots 12 and 13, 35 and 36, 52 — 58 and 95 — 103 as double frontage lots per the Subdivision Ordinance. A ten (10) foot restrictive access easement has been placed along the rear lot line of these proposed lots to limit curb cuts and access to the adjoining streets. The development is proposed with a single access extending from Castle Valley Road with an emergency access indicated along Bunch Road. The streets are proposed as minor residential streets. The total linear feet of new street proposed is 4,534 linear feet. The revised site plan indicates Whispering Pine Drive constructed to Collector Street standard for the first 420 feet as requested by staff. The site plan does not indicate the required improvements to Bunch Road. Staff feels one-half street improvements to Bunch Road should be completed by the developer as required by the Master Street Plan. Staff is not supportive of the applicant's request to allow the creation of 121 single-family lots from this 27.9 acre tract. The development was previously approved for 83 single-family homes meeting most of the typical minimum requirements of the Subdivision Ordinance with regard to minimum lot size, minimum lot widths and minimum lot depths. The previous proposal allowed an overall density of 2.2 units per acre. The current proposal allows an average lot size of 7,000 square feet and a minimum lot size of 5,000 square feet. If the development were developed as a single-family subdivision there would be a 9 FILE NO.: Z -3951-F (Cont. number of variances associated with the request with regard to minimum lot size, minimum lot widths and minimum lot depths. Staff feels the development as proposed does not provide adequate livable space for the proposed residents of the subdivision. Although, the site plan indicates the placement of a small playground/detention storage area, with the small lot area, staff does not feel the open space area provided will be adequate to meet the demand for recreational needs of the subdivision. Staff feels the development as proposed will result in buildings and roadways and will not allow adequate outdoor livable space for the future residents of the subdivision. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferred to the January 18, 2007, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff addressing a number of their concerns raised by the previous application. The revised plat indicates the placement of 116 single-family lots with an average lot size of 7,000 square feet and a minimum lot size of 6,000 square feet. The revised plat indicates a playground area located along the northern portion of the proposed plat area containing 29,271 square feet or 0.67 acres. The plat continues to set aside an area along the southeastern portion of the plat area as detention storage and open space containing 1.28 acres. The development is proposed in three phases with 43 lots in the first phase, 32 lots in the second phase and 41 lots in the final phase. The plat indicates buildable areas with a 25 -foot front and rear yard setback and the side yard setback at 10 percent of the lot width not to exceed 8 -feet. A note on the plat indicates the first 420 feet of Whispering Pine Drive will be constructed to collector standard with the remainder of Whispering Pine Drive constructed to residential street standard per the Master Street Plan. Previously staff was not supportive of the proposed request. Staff felt the development appeared too intense and the development as proposed would result in buildings and roadways with limited outdoor livable space for future residents. Staff no longer feels this is the case. The development as proposed allows two park areas for the youth and 7 FILE NO.: Z -3951-F (Cont. large lot sizes for the future homeowners creating outdoor livable space both on the individual lot and within the proposed park areas. Staff recommends approval of the preliminary plat as presently proposed subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request as presently proposed subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. E: January 18, 2007 ITEM NO.: F.1 FILE NO.: Z -3951-F NAME: Village on the Green Subdivision Long -form PD -R LOCATION: Located on the Southwest Corner of Bunch and Chicot Roads DEVELOPER: Woodland Homes, LLC 1510 South Broadway Little Rock, AR 72202 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 36.31 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 121 FT. NEW STREET: 4,100 LF R-2 - Single-family, C-2 — Shopping Center District and MF -12 — Multifamily 12 units per acre Single-family, Commercial and Multi -family O Single-family Variance/Waivers: 1. A variance from the Subdivision Ordinance to allow double frontage lots for Lots 12, 13, 35, 36, 52 — 58, and 95 - 103. 2. A waiver of the Master Street Plan required street improvements to Bunch Road. BACKGROUND: On January 20, 2005, the Little Rock Planning Commission approved a preliminary plat for this site known as the Pines Subdivision (S -643-C). The site contained 36.31 acres and the applicant proposed to subdivide the area into 83 single-family lots, a park area and two tracts. Tract A was zoned C-2 — Shopping Center District and the second tract would be utilized as detention. Portions of the site were zoned R-2; Single-family and MF -12, Multi -family District, which would require rezoning prior to development:. The January 18, 2007 SUBDIVISION ITEM NO.: F.1 (Cont. FILE NO.: 7-3951-F proposed plat indicated Lots 69 — 78 were zoned MF -12, Multi -family District. The applicant indicated the subdivision with a single entry, which would add 4,100 linear feet of new street within the proposed subdivision. Street improvements were proposed along Chicot Road and Castle Valley Road. The applicant requested a waiver of the required street improvements to Bunch Road. The applicant did not propose access to Bunch Road but did provide an emergency access to the site from Bunch Road. The applicant stated the property had only a small frontage on Bunch Road, A "sliver" of property between the applicant's ownership and Bunch Road for the majority of the site was owned by the property owners to the north of Bunch Road. A 25 -foot front building line, 10 -foot side yard setbacks and a 20 -foot rear yard set back was approved for all lots within the subdivision. Variances to allow a reduced rear building set back and to allow the development of a portion of the indicated lots as double frontage lots were also approved. A playground area along with on-site detention were indicated on the approved preliminary plat. The applicants proposed plat indicated an average lot size as 7,700 square feet and a minimum lot size of 6,900 square feet. The site plan indicated a maximum buildable area of 3,250 square feet and a minimum buildable area of 2,150 square feet. A. PROPOSAL/REQUEST: The applicant is now proposing a rezoning of the site from R-2, C-2 and MF -12 to PD -R to allow the development of 27.9 acres as a single-family subdivision, The development is proposed with 121 single-family lots and a detention storage/playground area. The development will be constructed in three phases with 43 lots in the first phase, 34 lots in the second phase and 44 lots in the final phase. The average lot size proposed is 7,000 square feet and the minimum lot size proposed is 5,000 square feet. The plat indicates Lots 12 and 13, 35 and 36, 52 — 58 and 95 — 103 as double frontage lots per the Subdivision Ordinance. A ten (10) foot restrictive access easement has been placed along the rear lot line of these proposed lots to limit curb cuts and access to the adjoining streets. The development is proposed with a single access extending from Castle Valley Road with an emergency access indicated along Bunch Road. The streets are proposed as minor residential streets. The total linear feet of new street proposed is 4,534 linear feet. The applicant has indicated no portion of the site is located within floodplain/floodway. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal will be by Little Rock Wastewater Utility. 2 January 18, 2007 SUBDIVISION ITEM NO.: F.1 Cont. FILE NO.: Z -3951-F B. EXISTING CONDITIONS_ The site is a vacant site currently zoned R-2, C-2 and MF -12. The streets in the area are not constructed to Master Street Plan standard with narrow roadways and open ditches for drainage. There is a mixture of uses in the area. There are single-family homes located across Bunch Road to the north and the City limits is located to the south across Caste Valley Road. To the southwest of the site is a golf course with new homes developing in the Whispering Pines Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site, the Legion Hut Neighborhood Association, the Deer Meadow Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti, Traffic Engineer at 379-1816 for additional information. Traffic calming devices should be installed on Whispering Pine Drive and Whispering Pine Lane. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Castle Valley Road to a collector standard including a 5 -foot sidewalk prior to final platting. Construct one-half street improvements to Chicot Road to principal arterial standard including a 5 -foot sidewalk prior to final platting. 3. Storm water detention ordinance applies to this property. 4. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. "Whispering Pine Drive" street name is repetitive. Provide street name for cul-de-sac at the NW corner of property. "Whispering Pine Circle" could be used. Provide new name prior to final platting. 5. Construct Whispering Pine Court and Whispering Pine Lane to residential street standards including a 5 -foot sidewalk on one side. Construct Whispering Pine Drive to a residential collector standard 31 feet in width from back of curb to back of curb including a 5 foot sidewalk. 6. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3 January 18, 2007 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z -3951-F 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. A grading permit in accordance with Section 29-186 (c) and (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. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 11. A 20 foot radial dedication of right-of-way is required at the intersection of all streets. 12. Easements for proposed storm water detention facilities are required. 13. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING` Wastewater: Sewer main extension required, with easements. Contact. the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. ld January 18, 2007 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO_: Z -3951-F CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial, Single Family, and Multi Family for this property. The applicant has applied for a rezoning to allow the development of 121 single-family lots on a 27.9 -acre tract. A land use plan amendment for a change to Single Family is a separate item on this agenda (LU06-15-03). Master Street Plan: Chicot Road is shown as a Principal Arterial on the Master Street Plan and Bunch Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chicot Road since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: According to the Master Street Plan Bicycle Section, a Class_I bike route is proposed southeast of this location. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West -1-30 South Neighborhood Action Plan. The Housing and Neighborhood Revitalization Goal states: Encourage new single- family growth and maintain and enhance the quality of existing housing. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide a detailed bill of assurance for the proposed subdivision detailing the proposed construction materials, minimum square footage of the homes and estimated sales price of the homes. Staff also requested the applicant provide details of any proposed subdivision identification signage including height, area and location. Staff stated the previous development allowed for a density of 2.2 units per acre and the current application request was to allow a density of 3.3 units per acre. 5 January 18, 2007 SUBDIVISION ITEM NO.: F.1 Cont. FILE NO.: Z -3951-F Public Works comments were addressed. Staff stated traffic calming devices were required for long straight streets. Staff stated devices should be installed along Whispering Pine Drive and Whispering Pine Lane. Staff also stated street improvements to Bunch, Chicot and Castle Valley Roads would be required per the Master Street plan. Staff stated a grading permit would be required prior to development and the City's storm water detention ordinance would apply to the proposed development. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 a revised site plan to staff addressing few of the comments raised at the November 16, 2046, Subdivision Committee meeting. The applicant has not provided staff with a detailed Bill of Assurance for the proposed subdivision indicating the minimum square footage of the homes or the construction materials. The applicant has also not provided staff with details of the proposed subdivision identification signage or the location of the, proposed sign. Street improvements have been noted along Castle Valley Road and Chicot Road. No street improvements have been indicated along Bunch Road. The revised site plan does not include the placement of traffic calming devices along Whispering Pine Drive and Whispering Pine Lane as requested by staff. Staff feels the traffic calming devices should be included along the roadways. The applicant is proposing a rezoning of the site from R-2, C-2 and MF -12 to PD -R to allow the development of 27.9 acres as a single-family subdivision containing 121 lots and a detention storage/playground area. The development will be constructed in three phases with 43 lots in the first phase, 34 lots in the second phase and 44 lots in the final phase. The average lot size proposed is 7,000 square feet and the minimum lot size proposed is 5,000 square feet. The maximum buildable area has been indicated on the proposed site plan. The plat indicates Lots 12 and 13, 35 and 36, 52 — 58 and 95 — 103 as double frontage lots per the Subdivision Ordinance. A ten (10) foot restrictive access easement has been placed along the rear lot line of these proposed lots to limit curb cuts and access to the adjoining streets, The development is proposed with a single access extending from Castle Valley Road with an emergency access indicated along Bunch Road. The streets are proposed as minor residential streets. The total linear feet of new street proposed is 4,534 linear feet. The revised site plan indicates Whispering Pine Drive constructed to Collector Street standard for the first 420 feet as requested by staff. The site plan does not indicate the required improvements to Bunch Road. Staff feels one-half street improvements to Bunch Road should be completed by the developer as required by the Master Street Plan. 101 January 18, 2007 SUBDIVISION ITEM NO.: F.1 (Cont. FILE NO.: Z -3951-F Staff is not supportive of the applicant's request to allow the creation of 121 single-family lots from this 27.9 acre tract. The development was previously approved for 83 single-family homes meeting most of the typical minimum requirements of the Subdivision Ordinance with regard to minimum lot size, minimum lot widths and minimum lot depths. The previous proposal allowed an overall density of 2.2 units per acre. The current proposal allows an average lot size of 7,000 square feet and a minimum lot size of 5,000 square feet. If the development were developed as a single-family subdivision there would be a number of variances associated with the request with regard to minimum lot size, minimum lot widths and minimum lot depths. Staff feels the development as proposed does not provide adequate livable space for the proposed residents of the subdivision. Although, the site plan indicates the 'placement of a small playground/detention storage area, with the small lot area, staff does not feel the open space area provided will be adequate to meet the demand for recreational needs of the subdivision. Staff feels the development as proposed will result in buildings and roadways and will not allow adequate outdoor livable space for the future residents of the subdivision. STAFF RECOMMENDATIONS: Staff recommends denial of the request. LANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferred to the January 18, 2007, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff addressing a number of their concerns raised by the previous application. The revised plat indicates the placement of 116 single-family lots with an average lot size of 7,000 square feet and a minimum lot size of 6,000 square feet. The revised plat indicates a playground area located along the northern portion of the proposed plat area containing 29,271 square feet or 0.67 acres. The plat continues to set aside an area along the southeastern portion of the plat area as detention storage and open space containing 1.28 acres. The development is proposed in three phases with 43 lots in the first phase, 32 lots in the second phase and 41 lots in the final phase. The plat indicates buildable areas with a 25 -foot front and rear yard setback and the side yard setback at 10 percent of the lot -7 January 18, 2007 SUBDIVISIO ITEM NO.: F.1 (Cont_) FILE NO.: Z -3951-F width not to exceed 8 -feet. A note on the plat indicates the first 420 feet of Whispering Pine Drive will be constructed to collector standard with the remainder of Whispering Pine Drive constructed to residential street standard per the Master Street Plan. Previously staff was not supportive of the proposed request. Staff felt the development appeared too intense and the development as proposed would result in buildings and roadways with limited outdoor livable space for future residents. Staff no longer feels this is the case. The development as proposed allows two park areas for the youth and large lot sizes for the future homeowners creating outdoor livable space both on the individual lot and within the proposed park areas. Staff recommends approval of the preliminary plat as presently proposed subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request as presently proposed subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. E:3 ITEM NO.: 6.1. Z-3951 -F NAME: Village on the Green Subdivision Long -form PD -R LOCATION: located on the Southwest Corner of Bunch and Chicot Roads Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. The general notes indicated a minimum lot size of 6,000 square feet, the site plan indicates Lots 65, 66 and 67 with an area less than 6,000 square feet. What is being indicated on the proposed site plan? 3. The previous request included a waiver of the required street improvements to Bunch Road. Does the current request include the development of Bunch Road with the proposed subdivision? 4. The site plan indicates the placement of a park within the detention area. Will there be any playground equipment provided by the developer included within the park area. 5. The previous approval allowed for the development of 83 single-family lots on this 36.31 acre tract. The current proposal includes the development of 121 single- family lots on this same area. Increasing the approved density from 2.2 units per acre to 3.3 units per acre. 6. Will the development be gated? If so provide the location of the gates, the call box and required turn -around on the proposed site plan. 7. The indicated building setbacks are difficult to read. Indicate the proposed side, rear and front yard setbacks in the general notes section of the site plan. 8. Castle Valley Road is indicated on the Master Street Plan as a collector street. A 30 -foot building line would typically be required. 9. Indicate a restrictive access easement along the rear lot lines of the lots abutting Castle Valley Road and Bunch Road. 10. Has the developer developed a detailed Bill of Assurance for the subdivision? If so provide staff with a copy of the Bill of Assurance. 11. Provide the total square footage of the homes proposed for construction. 12. Provide the proposed building materials including roof pitch of the homes proposed for construction. 13. Provide the estimated construction cost and sales price of the homes proposed for construction. 14. Will there be a subdivision sign identifying the proposed development. Indicate the location along with details of the proposed sign including height and area. 15. Provide details of any proposed fencing along the perimeters of the site including height, construction material and location. Item # 6.1. Variance/Waivers: Public Works Conditions: 1. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti, Traffic Engineer at 379-1816 for additional information. Traffic calming devices should be installed on Whispering Pine Drive and Whispering Pine Lane. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Castle Valley Road to a collector standard including a 5 -foot sidewalk prior to final platting. Construct one- half street improvements to Chicot Road to principal arterial standard including a 5 - foot sidewalk prior to final platting. 3. Storm water detention ordinance applies to this property. 4. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. "Whispering Pine Drive" street name is repetitive. Provide street name for cul-de-sac at the NW corner of property. "Whispering Pine Circle" could be used. Provide new name prior to final platting. 5. Construct Whispering Pine Court and Whispering Pine Lane to residential street standards including a 5 -foot sidewalk on one side. Construct Whispering Pine Drive to a residential collector standard 31 feet in width from back of curb to back of curb including a 5 foot sidewalk. 6. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. A grading permit in accordance with Section 29-186 (c) and (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. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 11.A 20 foot radial dedication of right-of-way is required at the intersection of all streets. 12. Easements for proposed storm water detention facilities are required. 13. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Item # 6.1. Center -Point Energy: Approved as submitted. AT & T: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial, Single Family, and Multi Family for this property. The applicant has applied for a rezoning to allow the development of 121 single-family lots on a 27.9 -acre tract. A land use plan amendment for a change to Single Family is a separate item on this agenda (LU06-15-03). Master Street Plan: Chicot Road is shown as a Principal Arterial on the Master Street Plan and Bunch Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chicot Road since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan_ According to the Master Street Plan Bicycle Section, a Class I bike route is proposed southeast of this location. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Pian: The applicant's property lies in the area covered by the Chicot West -1-30 South Neighborhood Action Plan. The Housing and Neighborhood Revitalization Goal states: Encourage new single-family growth and maintain and enhance the quality of existing housing. Landscape: No comment. Item # 6.1. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 6.1.