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HomeMy WebLinkAboutZ-4768-B Staff AnalysisFILE NO.: Z -4768-B NAME: Valley Oaks Court Long -form POD LOCATION: Located on Mabelvale West Road, just East of Southwest Hospital DEVELOPER: JW and Associates P.O. Box 59 Little Rock, AR 72203 ENGINEER. - Hurricane Valley, Inc. 1506 Prickett Road Bryant, AR 72022 AREA: 20.99 acres CURRENT ZONING NUMBER OF LOTS: 52 0-3, General Office District ALLOWED USES: Office PROPOSED ZONING: POD FT. NEW STREET: 2542 LF PROPOSED USE: Commercial, Office and Single-family Residential VARIANCESNVAIVERS REQUESTED: BACKGROUND: On October 21, 2004, the applicant withdrew a request to rezone this 20.99 -acre tract from 0-3, General Office District to R-2, Single-family and C-3, General Commercial District. The applicant proposed the North 14.9 acres with R-2, Single-family zoning and the South 6.19 acres fronting Mabelvale West Road with C-3, General Commercial District zoning. The rezoning was proposed for future residential and commercial development. A. PROPOSALIREOUEST: The applicant is now proposing the rezoning of this 20.99 -acre tract currently zoned 0-3, General Office District to POD to allow the development of the property with a mix of single-family, office and commercial uses. The single- ILE NO.: Z -4768-B (Cont. family portion contains 14.2 acres and is proposed with 47 lots. The applicant has indicated development of the single-family lots will be similar to lot development criteria established in the R-3, Single-family Residential District of the Zoning Ordinance. The office and commercial portion contains 6.19 acres and is proposed with 6 lots. The applicant has indicated Lots 1 and 2 will contain the commercial aspect of the development and is requesting to utilize the allowable uses listed in the C- 3, General Commercial District. The applicant has indicated Lots 3 — 6 will be developed as office uses and has requested 0-3, General Office District uses as allowable uses. The average lot size proposed is 37,066 square feet with a maximum buildable area of 24,873 square feet. The maximum lot size proposed is 46,942 square feet and the minimum lot size proposed is 29,311 square feet. The applicant has indicated an average lot size for the single-family lots will be 8,930 square feet; a maximum lot size of 18,512 and a minimum lot size of 6,600. The applicant has indicated the average buildable area is 5,439 square feet. The applicant has indicated the minimum lot width of 51.97 feet. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is located on the North side of Mabelvale West Road, approximately 0.66 miles east of Interstate 30. The property is currently undeveloped. The south portion of the property is grass -covered, with the northern portion of the property wooded. The general area along Mabelvale West Road contains a mixture of uses and zoning. There are single-family homes on large tracts to the east along Nash Lane, with two churches located on Mabelvale West Road. There is another church, a single-family home and a hospital located to the west. Industrial uses exist along 1-30 to the north. A post office and undeveloped C-3 property is located to the south across Mabelvale West Road, with a middle school located to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Mabelvale West Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2 FILE NO.: Z -4768 - The right-of-way appears to be shown correctly on the proposed plat, however the existing centerline is not shown. 2. Provide design of Mabelvale West conforming to the Master Street Plan (29.5 -feet from centerline to back of curb). Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. 3. The proposed new street intersects Mabelvale West only 153 -feet from the south loop right-of-way. Traffic Engineering recommends the new street be moved to the east edge of the proposed plat. Contact Bill Henry at 379-1816 for additional information. 4. Provide a 36 -foot street width and sidewalk on one side through to the intersection at Lot 38. The remainder of the plat would qualify as a minor residential street with a 24 -foot street width and no sidewalk. 5. Storm water detention ordinance applies to this property. The property may qualify for a contribution in -lieu of construction at the time of the building permit. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy'. No comment received. SBC: Approved as submitted. 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 at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Routes 17 and 17A, the Mabelvale- Downtown and Mabelvale-UALR Routes. 9 FILE NO.: Z-4768-B(Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a POD (Planned Office Development) for commercial, office, and single-family home development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (Item No. 14, File No. LU05-15-01). Master Street Plan: Mabelvale West Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. This street may require dedication of right-of-way and may require street improvements. The Little Rock 2004 Master Street Plan shows the proposed South Loop, a Principal Arterial with special design guidelines, immediately adjacent to the western edge of the property. The development of the South Loop section adjacent to the applicant's property is not seen in the immediate future and funding sources and design have not been identified. The section extending south from Mabelvale West Road to Alexander Road is funded and construction is anticipated to begin in 2006. Construction of this portion of the South Loop will create a two-lane road with wide shoulders built to Principle Arterial standards. A proposed Class I bikeway is shown on the proposed South Loop from Mabelvale West Road South to Arch Street Pike. A Class I bikeway is constructed separate from, or alongside a road. This application will not affect the proposed bikeway. CRY Reco nized Neighborhood Action Plan. The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Infrastructure goal is to "have an adequate infrastructure network, including roadways and drainage systems." The plan listed several objectives to support this goal: "Provide sidewalks on major roads near schools" and "Construct the proposed South Loop." Since this development is adjacent to the proposed South Loop and diagonally adjacent to a junior high school infrastructure improvements such as sidewalks may be required. Furthermore, the Traffic and Transportation Goal is to "Ensure safe and efficient movement of traffic in, around, and through the area," with an action statement: "Install a caution light on Mabelvale West and Mabelvale Jr. High." The additional traffic added to Mabelvale West by the addition of single family and commercial uses may warrant this type of traffic mitigation. The Housing and Neighborhood Revitalization goal indicates a desire for "new single-family growth." One housing objective related to this case is: "Encourage the construction of new single family housing." Development of single-family homes on this site would be consistent with the housing aspect of the neighborhood action plan. The Economic Development goal states: "Provide a mixed commercial/residential 4 FILE NO.: Z -4768-B (Cont. environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Several objectives are relative to this case. 1) Attract better restaurants. (There is a need for sit-down restaurants.) 2) Attract neighborhood oriented businesses. 3) Attract a grocery store to the area." Any Commercial aspect of the development could be utilized for these types of businesses. Landscape: A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and western perimeters of the site. However, since the property to the east is located within the floodway, the land use buffer- and screening requirements may be deemed unnecessary. A land use buffer with an average width of twelve feet is required on both the eastern and the western perimeters of the proposed sites. Utility easements cannot count towards fulfilling the land use buffer area requirement. North of Lots 5 and 6 will require an average land use buffer width of eleven (11) feet; however, the proposed plan shows a utility easement in this area. Utility easements cannot be counted in satisfying the land use buffer requirement. Along Mabelvale Road the on site street buffer must be an average of twelve (12) feet in width. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Trees that are to be preserved will need protective fencing placed around the critical root zone areas prior to the beginning of any construction. This will need to be noted on the landscape plan. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Charles Best was present representing the request. Staff briefly explained the proposed development to the Committee members present stating the developer was requesting a mixed-use development containing a mixture of single-family, office and commercial uses. Staff stated there were additional items necessary to complete the review process. Staff requested the developer provide the lots to be designated as office and the lots to be designated as commercial in the general notes section of the proposed site plan. Staff also requested a more specific list of requested uses as listed in the Office District and the Commercial District of the Zoning Ordinance. Staff stated the average size of the lots and the minimum lot size should be included in the general notes section of the proposed preliminary plat. Staff requested a 5 FILE NO.: Z -4768-B (Cont. maximum build area be provided on the proposed site plan for the single-family and the non-residential properties. Public Works comments were addressed. Staff stated Mabelvale West Road was classified on the Master Street Plan as a minor arterial and dedication of right-of-way and street construction would be required. Staff also stated the proposed street to serve the subdivision intersected Mabelvale West only 153 - feet from the existing City owned South Loop right-of-way. Staff stated the new street should be moved to the east to allow for additional spacing of the two intersections. Staff stated a commercial street would be required adjacent to the proposed non-residential lots. Staff stated a minor residential street could serve the interior portion of the proposed development. Landscaping comments were addressed. Staff stated the proposed non- residential portion of the development would require screening. Staff stated this could be accomplished through a fence or evergreen plantings along the eastern and western perimeters. Staff noted adjacent to the floodway the screening may be deemed inappropriate by the Commission. Staff noted utility easement could not count as fulfilling the buffering requirements. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the average lot size of the proposed lots, the maximum buildable area and the requested uses for the non-residential portion of the development. The applicant has also met with Public Works staff to resolve issues which were raised concerning the proposed street location. The revised site plan has relocated the proposed entrance to the subdivision to the eastern property line and included the placement of a sidewalk along the commercial portion of the development. The proposal includes a request to rezone this 20.99- acre tract currently zoned 0-3, General Office District to POD to allow the development of the property with a mixed use development containing single-family, office and commercial uses. The single-family portion contains 14.2 acres and is proposed with 47 lots. The applicant has indicated development of the single-family lots will be similar to lot development criteria established in the R-3, Single-family Residential District of the Zoning Ordinance. The applicant has indicated an average lot size for the single-family lots will be 8,930 square feet, a maximum lot size of 18,512 and a minimum lot size of 6,600. The applicant has indicated the average buildable area is 5,439 square feet. The applicant has indicated the minimum lot width of n FILE NO.: Z -4768-B (Con 51.97 feet. Staff is supportive of the indicated residential portion of the development. The office and commercial portion contains 6.19 acres and is proposed with 6 lots. The applicant has indicated Lots 1 and 2 will contain the commercial aspect of the development and is requesting to utilize the allowable uses listed in the C- 3, General Commercial District. The applicant is not requesting driveway locations along Mabelvale West Road. The applicant has indicated all access will be taken from the new street proposed to enter the development. The applicant has indicated Lots 3 — 6 will be developed as office uses and has requested 0-3, General Office District uses as allowable uses. The average lot size proposed is 37,066 with a maximum buildable area of 24,873 square feet. The maximum lot size proposed is 46,942 square feet and the minimum lot size proposed is 29,311 square feet. Each of the lots will be reviewed as development occurs on each of the indicated lots through a revision to the POD. Staff is supportive of the proposed lot configuration and the applicant's requested uses for each of the individual lots. The applicant has indicated the future South Loop roadway adjacent to the western perimeter of the site, which should alert potential buyers of the proposed roadway. The applicant has indicated the non-residential development adjacent to Mabelvale West Road. Staff feels the indicated location is appropriate for non- residential uses and with the indicated buffering of uses staff feels the impact on the residential uses will be lessened. The proposed site plan indicates green spaces to the north and east of the residential area, which in staff's opinion will also aid in buffering the non-residential zoned properties to the north. Staff feels the development is appropriate for the site. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the site with the indicated mixed-use development as proposed should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. All surveys for lots at the western side of the residential portion of the POD must indicate the presences of the proposed South Loop. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff noted all surveys for lots at the western side of the residential 7 FILE NO.: Z -4768-B (Cont. portion of the POD must indicate the presences of the proposed South Loop to alert potential homebuyers of the presence of the roadway. Commissioner Floyd stated he was concerned with the development of single-family homes adjacent to an elevated roadway, which was a principal arterial. He stated he felt the development of the homes in this area would not lead to a stable single-family neighborhood. He stated he felt the location would better serve office and commercial uses. Ms. Janet Berry addressed the Commission in opposition of the proposed request. She stated she felt the area was not suited for single-family development since there was industrially zoned property to the north of the site and the proposed roadway to the west of the site. She stated the proposed development was not consistent with development in the area since most of the homes were located on larger lots or on acreage. She stated the neighborhood was interested in the development of single-family homes but did not feel this was the appropriate location. Ms. Linda Smalling addressed the Commission in opposition of the proposed request. She stated her objection was to small homes on the property. She stated her ownership was to the east of the proposed development and she did not want to back up to a large number of small homes. She stated her preference would be commercial or office development. Mr. Perry James addressed the Commission in opposition of the proposed request. He stated he felt there was too much development on this small site. He stated he felt the site should be developed as currently zoned. Ms. Margie Knowles addressed the Commission in opposition of the proposed request. She stated the development would cause a huge influx of families into the area and a large number of children. She stated the indicated lots were not adequate to allow play area for children. She stated she felt a commercial development with residential tucked in behind was not the appropriate development for the area. Mr. John Williams addressed the Commission on the merits of the application. He stated he owned the property and felt the residential would be an asset to the area. He stated the plat would indicate the proposed roadway on the abutting lots and there was a buffer located along the eastern perimeter of the site. Commissioner Meyer stated not everyone could afford to live on large lots and acreage. He stated there was a demand for smaller homes on smaller lots. There was a general discussion concerning the proposed development and the proximity to the proposed principal arterial. Commissioner Yates questioned the developer as to the reasoning behind the residential aspect of the proposal. He stated the felt the area was in need of starter homes ranging from 1100 to 1500 square feet. FILE NO.: Z -4768-B A motion was made to approve the Land Use Plan Amendment request. The motion failed by a vote of 4 ayes, 7 noes and 0 absent. A motion was made to approve the POD zoning request. The motion failed by a vote of 5 ayes, 6 noes and 0 absent. 9 January 20, 2005 ITEM NO.: 14.1 FILE NO.: Z -4768-B NAME: Valley Oaks Court Long -form POD LOCATION: Located on Mabelvale West Road, just East of Southwest Hospital DEVELOPER JW and Associates P.O. Box 59 Little Rock, AR 72203 ENGINEER: Hurricane Valley, Inc. 1506 Prickett Road Bryant, AR 72022 AREA: 20.99 acres NUMBER OF LOTS: 52 FT. NEW STREET: 2542 LF CURRENT ZONING: 0-3, General Office District ALLOWED USES: Office PROPOSED ZONING: POD PROPOSED USE: Commercial, Office and Single-family Residential VARIANCESMAIVERS REQUESTED: BACKGROUND: On October 21, 2004, the applicant withdrew a request to rezone this 20.99 -acre tract from 0-3, General Office District to R-2, Single-family and C-3, General Commercial District. The applicant proposed the North 14.9 acres with R-2, Single-family zoning and the South 6.19 acres fronting Mabelvale West Road with C-3, General Commercial District zoning. The rezoning was proposed for future residential and commercial development. A. PROPOSALIREQUEST: The applicant is now proposing the rezoning of this 20.99 -acre tract currently zoned 0-3, General Office District to POD to allow the development of the January 20, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z -4768-B property with a mix of single-family, office and commercial uses. The single- family portion contains 14.2 acres and is proposed with 47 lots. The applicant has indicated development of the :tingle -family lots will be similar to lot development criteria established in the R-3, Single-family Residential District of the Zoning Ordinance. The office and commercial portion contains 6.19 acres and is proposed with 6 lots. The applicant has indicated Lots 1 and 2 will contain the commercial aspect of the development and is requesting to utilize the allowable uses listed in the C- 3, General Commercial District. The applicant has indicated Lots 3 — 6 will be developed as office uses and has requested 0-3, General Office District uses as allowable uses. The average lot size proposed is 37,066 square feet with a maximum buildable area of 24,873 square feet. The maximum lot size proposed is 46,942 square feet and the minimum lot size proposed is 29,311 square feet. The applicant has indicated an average lot size for the single-family lots will be 8,930 square feet; a maximum lot size of 18,512 and a minimum lot size of 6,600. The applicant has indicated the average buildable area is 5,439 square feet. The applicant has indicated the minimum lot width of 51.97 feet. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is located on the North side of Mabelvale West Road, approximately 0.66 miles east of Interstate 30. The property is currently undeveloped. The south portion of the property is grass -covered, with the northern portion of the property wooded. The general area along Mabelvale West Road contains a mixture of uses and zoning. There are single-family homes on large tracts to the east along Nash Lane, with two churches located on Mabelvale West Road. There is another church, a single-family home and a hospital located to the west. Industrial uses exist along 1-30 to the north. A post office and undeveloped C-3 property is located to the south across Mabelvale West Road, with a middle school located to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with Southwest Little Rock United for Progress were notified of the public hearing. 2 January 20, 2005 SUBDIVISION ITEM NO.: 14.1 Cont. FILE NO.: Z -4768-B D. ENGINEERING COMMENTS: 1. Mabelvale West Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. The right-of-way appears to be shown correctly on the proposed plat, however the existing centerline is not shown. 2. Provide design of Mabelvale West conforming to the Master Street Plan (29.5 -feet from centerline to back of curb). Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. 3. The proposed new street intersects Mabelvale West only 153 -feet from the south loop right-of-way. Traffic Engineering recommends the new street be moved to the east edge of the proposed plat. Contact Bill Henry at 379--1816 for additional information. 4. Provide a 36 -foot street width and sidewalk on one side through to the intersection at Lot 38. The remainder of the plat would qualify as a minor residential street with a 24 -foot street width and no sidewalk. 5. Storm water detention ordinance applies to this property. The property may qualify for a contribution in -lieu of construction at the time of the building permit. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required with easements is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. 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. t1 January 20, 2005 SUBDIVISION ITEM NO.: 14.1 (Con iii NO.. Z-4768-8 Fire De artment: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Gaunt Plannin No comment. CATA: The site is located on CATA Bus Routes 17 and 17A, the Mabelvale- Downtown and Mabelvale-UALR Routes. F. ISS UES/TEC H N ICAL/DESIGN: Plannin ❑ivision: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a POD (Planned Office Development) for commercial, office, and single-family home development, A land use plan amendment for a change to Mixed Use is a separate item on this agenda (item No. 14, File No. LU05-15-01). Master Street Plan: Mabelvale West Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. This street may require dedication of right-of-way and may require street improvements. The Little Rock 2004 Master Street Plan shows the proposed South Loop, a Principal Arterial with special design guidelines, immediately adjacent to the western edge of the property. The development of the South Loop section adjacent to the applicant's property is not seen in the immediate future and funding sources and design have not been identified. The section extending south from Mabelvale West Road to Alexander Road is funded and construction is anticipated to begin in 2006. Construction of this portioof n the South Loop will create atwo-lane road with wide shoulders built to Principle Arterial standards. A proposed Class 1 bikeway is shown on the proposed South Loop from Mabelvale West Road South to Arch Street Pipe. A Class I bikeway is constructed separate from, or alongside a road. This application will not affect the proposed bikeway. City Reco nixed Nei hborhood Action Plan: The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Infrastructure goal is to "have an adequate infrastructure network, including roadways and drainage systems." The plan listed several objectives to support this goal: "Provide sidewalks on major roads near schools" and "Construct the proposed South Loop." Since this development is adjacent to the proposed South Loop and diagonally adjacent to a junior high school infrastructure 4 January 20, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z -4768-B improvements such as sidewalks may be required. Furthermore, the Traffic and Transportation Goal is to "Ensure safe and efficient movement of traffic in, around, and through the area," with an action statement: "Install a caution light on Mabelvale West and Mabelvale Jr. High. The additional traffic added to Mabelvale West by the addition of single family and commercial uses may warrant this type of traffic mitigation. The Housing and Neighborhood Revitalization goal indicates a desire for "new single-family growth." One housing objective related to this case is: "Encourage the construction of new single family housing." Development of single-family homes on this site would be consistent with the housing aspect of the neighborhood action plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Several objectives are relative to this case: 1) Attract better restaurants. (There is a need for sit-down restaurants.) 2) Attract neighborhood oriented businesses. 3) Attract a grocery store to the area." Any Commercial aspect of the development could be utilized for these types of businesses. Landscape: A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and western perimeters of the site. However, since the property to the east is located within the floodway, the land use buffer and screening requirements may be deemed unnecessary. A land use buffer with an average width of twelve feet is required on both the eastern and the western perimeters of the proposed sites. Utility easements cannot count towards fulfilling the land use buffer area requirement. North of Lots 5 and 6 will require an average land use buffer width of eleven (11) feet; however, the proposed plan shows a utility easement in this area. Utility easements cannot be counted in satisfying the land use buffer requirement. Along Mabelvale Road the on site street buffer must be an average of twelve (12) feet in width. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Trees that are to be preserved will need protective fencing placed around the critical root zone areas prior to the beginning of any construction. This will need to be noted on the landscape plan. 5 January20, 2005 SUBDIVISION ITEM NO.: 14.1(Cont.)FILE NO.: Z -4768-B G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Charles Best was present representing the request. Staff briefly explained the proposed development to the Committee members present stating the developer was requesting a mixed-use development containing a mixture of single-family, office and commercial uses. Staff stated there were additional items necessary to complete the review process. Staff requested the developer provide the lots to be designated as office and the lots to be designated as commercial in the general notes section of the proposed site plan. Staff also requested a more specific list of requested uses as listed in the Office District and the Commercial District of the Zoning Ordinance. Staff stated the average size of the lots and the minimum lot size should be included in the general notes section of the proposed preliminary plat. Staff requested a maximum build area be provided on the proposed site plan for the single-family and the non-residential properties. Public Works comments were addressed. Staff stated Mabelvale West Road was classified on the Master Street Plan as a minor arterial and dedication of right-of-way and street construction would be required. Staff also stated the proposed street to serve the subdivision intersected Mabelvale West only 153 - feet from the existing City owned South Loop right-of-way. Staff stated the new street should be moved to the east to allow for additional spacing of the two intersections. Staff stated a commercial street would be required adjacent to the proposed non-residential lots. Staff stated a minor residential street could serve the interior portion of the proposed development. Landscaping comments were addressed. Staff stated the proposed non- residential portion of the development would require screening. StaffStated this could be accomplished through a fence or evergreen plantings along the eastern and western perimeters. Staff noted adjacent to the floodway the screening may be deemed inappropriate by the Commission. Staff noted utility easement could not count as fulfilling the buffering requirements. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANA: The applicant submitted a revised plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the average lot size of the proposed lots, the maximum �-9 January 20, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z -4768-B buildable area and the requested uses for the non-residential portion of the development. The applicant has also met with Public Works staff to resolve issues which were raised concerning the proposed street location. The revised site plan has relocated the proposed entrance to the subdivision to the eastern property line and included the placement of a sidewalk along the commercial portion of the development. The proposal includes a request to rezone this 20.99- acre tract currently zoned 0-3, General Office District to POD to allow the development of the property with a mixed use development containing single-family, office and commercial uses. The single-family portion contains 14.2 acres and is proposed with 47 lots. The applicant has indicated development of the single-family lots will be similar to lot development criteria established in the R-3, Single-family Residential District of the Zoning Ordinance. The applicant has indicated an average lot size for the single-family lots will be 8,930 square feet, a maximum lot size of 18,512 and a minimum lot size of 6,600. The applicant has indicated the average buildable area is 5,439 square feet. The applicant has indicated the minimum lot width of 51.97 feet. Staff is supportive of the indicated residential portion of the development. The office and commercial portion contains 6.19 acres and is proposed with 6 lots. The applicant has indicated Lots 1 and 2 will contain the commercial aspect of the development and is requesting to utilize the allowable uses listed in the C- 3, General Commercial District. The applicant is not requesting driveway locations along Mabelvale West Road. The applicant has indicated all access will be taken from the new street proposed to enter the development. The applicant has indicated Lots 3 — 6 will be developed as office uses and has requested 0-3, General Office District uses as allowable uses. The average lot size proposed is 37,066 with a maximum buildable area of 24,873 square feet. The maximum lot size proposed is 46,942 square feet and the minimum lot size proposed is 29,311 square feet. Each of the lots will be reviewed as development occurs on each of the indicated lots through a revision to the POD. Staff is supportive of the proposed lot configuration and the applicant's requested uses for each of the individual lots. The applicant has indicated the future South Loop roadway adjacent to the western perimeter of the site, which should alert potential buyers of the proposed roadway. The applicant has indicated the non-residential development adjacent to Mabelvale West Road. Staff feels the indicated location is appropriate for non- residential uses and with the indicated buffering of uses staff feels the impact on the residential uses will be lessened. The proposed site plan indicates green spaces to the north and east of the residential area, which in staff's opinion will also aid in buffering the non-residential zoned properties to the north. 7 January 20, 2005 SUBDIVISION NO.: 14. E Staff feels the development is appropriate for the site. To staff's knowledge there are no outstanding issues associated with the propotsed request. Staff feels the development of the site with the indicated mixed-use development as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. All. surveys for lots at the western side of the residential portion of the POD must indicate the presences of the proposed South Loop. January 20, 2005 SUBDIVISION ITEM NO.: 14.E Cont.) FILE NO.: Z -4768-B Staff feels the development is appropriate for the site. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the site with the indicated mixed-use development as proposed should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. All surveys for lots at the western side of the residential portion of the POD must indicate the presences of the proposed South Loop. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above, report. Staff noted all surveys for lots at the western side of the residential portion of the POD must indicate the presences of the proposed South Loop to alert potential homebuyers of the presence of the roadway. Commissioner Floyd stated he was concerned with the development of single-family homes adjacent to an elevated roadway, which was a principal arterial. He stated he felt the development of the homes in this area would not lead to a stable single-family neighborhood. He stated he felt the location would better serve office and commercial uses. Ms. Janet Berry addressed the Commission in opposition of the proposed request. She stated she felt the area was not suited for single-family development since there was industrially zoned property to the north of the site and the proposed roadway to the west of the site. She stated the proposed development was not consistent with development in the area since most of the homes were located on larger lots or on acreage. She stated the neighborhood was interested in the development of single-family homes but did not feel this was the appropriate location. Ms. Linda Smalling addressed the Commission in opposition of the proposed request. She stated her objection was to small homes on the property. She stated her ownership was to the east of the proposed development and she did not want to back up to a large number of small homes. She stated her preference would be commercial or office development. 0 January 20, 2005 SUBDIVISION ITEM NO.: 14.1 FILE NO.: Z-47 Mr. Perry James addressed the Commission in opposition of the proposed request. He stated he felt there was too much development on this small site. He stated he felt the site should be developed as currently zoned. Ms. Margie Knowles addressed the Commission in opposition of the proposed request. She stated the development would cause a huge influx of families into the area and a large number of children. She stated the indicated lots were not adequate to allow play area for children. She stated she felt a commercial development with residential tucked in behind was not the appropriate development for the area. Mr. John Williams addressed the Commission on the merits of the application. He stated he owned the property and felt the residential would be an asset to the area. He stated the plat would indicate the proposed roadway on the abutting lots and there was a buffer located along the eastern perimeter of the site. Commissioner Meyer stated not everyone could afford to live on large lots and acreage. He stated there was a demand for smaller homes on smaller lots. There was a general discussion concerning the proposed development and the proximity to the proposed principal arterial. Commissioner Yates questioned the developer as to the reasoning behind the residential aspect of the proposal. He stated the felt the area was in need of starter homes ranging from 1100 to 1500 square feet. A motion was made to approve the Land Use Plan Amendment request. The motion failed by a vote of 4 ayes, 7 noes and 0 absent. A motion was made to approve the POD zoning request. The motion failed by a vote of 5 ayes, 6 noes and 0 absent. E ITEM NO. 14.1 FILE NO.: Z -4768-B NAME. Valley Oaks Court Long -form POD LOCATION- located on Mabelvale West Road, just East of Southwest Hospital Planning_ Staff Comments: 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 the lot area to be designated as office and commercial. Will the lots abutting Mabelvale West Road be designated as commercial and the interior lots be designated as office lots? 3. Indicted the proposed uses of the office and commercial lots. Will the lots be developed as 0-1, 0-2 or 0-3 uses and C-1, C-2 or C-3 uses. 4. Indicate the open space areas as tracts and provide for maintenance in the Bill of Assurance. 5. Provide the average size of the lots, the minimum lot size and the maximum lot size in the general notes section of the proposed site plan. 6. Provide the total number of lots for each proposed use in the general notes section of the proposed site plan. 7. Provide the maximum buildable area for each lot on the proposed site plan. 8. Indicate on the site plan the proposed location of the principal arterial street along the western boundary per the Master Street Plan. Variance/Waivers, None requested. Public Works: 1 N 3. 4 5 Mabelvale West Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. The right-of-way appears to be shown correctly on the proposed plat, however the existing centerline is not shown. Provide design of Mabelvale West conforming to the Master Street Plan (29.5 -feet from centerline to back of curb). Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. The proposed new street intersects Mabelvale West only 153 -feet from the south loop right-of-way. Traffic engineering recommends the new street be moved to the east edge of the proposed plat. Contact Bill Henry at 379-1816 for additional information. Provide a 36 -foot street width and sidewalk on one side through to the intersection at Lot 38. The remainder of the plat would qualify as a minor residential street with a 24 -foot street width and no sidewalk. Storm water detention ordinance applies to this property. The property may qualify for a contribution in -lieu of construction at the time of the building permit. 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information regarding street light requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. 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: County Planning: No comment. CATA: The site is located on CATA Bus Routes 17 and 17A, the Mabelvale- Downtown and Mabelvale-UALR Routes. Planninq Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a POD (Planned Office Development) for commercial, office, and single family home development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (Item No. 14, File No. LU05-15-01). Master Street Plan: Mabelvale West Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. This street may require dedication of right-of-way and may require street improvements. The Little Rock 2004 Master Street Plan shows the proposed South Loop, a Principal Arterial with special design guidelines, immediately adjacent to the western edge of the property. The development of the South Loop section adjacent to the applicant's property is not seen in the immediate future and funding sources and design have not been identified. The section extending south from Mabelvale West Road to Alexander Road is funded and construction is anticipated to begin in 2006. Construction of this portion of the South Loop will create a two lane road with wide shoulders built to Principle Arterial standards. A proposed Class I bikeway is shown on the proposed South Loop from Mabelvale West Road South to Arch Street Pike. A Class I bikeway is constructed separate from, or alongside a road. This application will not affect the proposed bikeway. Gity p ognized Neighborhood Action Plan; The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Infrastructure goal is to "have an adequate infrastructure network, including roadways and drainage systems." The plan listed several objectives to support this goal: "Provide sidewalks on major roads near schools" and "Construct the proposed South Loop." Since this development is adjacent to the proposed South Loop and diagonally adjacent to a junior high school infrastructure improvements such as sidewalks may be required. Furthermore, the Traffic and Transportation Goal is to "Ensure safe and efficient movement of traffic in, around, and through the area," with an action statement: "Install a caution light on Mabelvale West and Mabelvale Jr. High." The additional traffic added to Mabelvale West by the addition of single family and commercial uses may warrant this type of traffic mitigation. The Housing and Neighborhood Revitalization goal indicates a desire for "new single-family growth." One housing objective related to this case is: "Encourage the construction of new single family housing." Development of single family homes on this site would be consistent with the housing aspect of the neighborhood action plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Several objectives are relative to this case: 1) Attract better restaurants. (There is a need for sit-down restaurants.) 2) Attract neighborhood oriented businesses. 3) Attract a grocery store to the area." Any Commercial aspect of the development could be utilized for these types of businesses. Landscape: A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and western perimeters of the site. However, since the property to the east is located within the floodway, the land use buffer and screening requirements may be deemed unnecessary. A land use buffer with an average width of twelve feet is required on both the eastern and the western perimeters of the proposed sites. Utility easements cannot count towards fulfilling the land use buffer area requirement. North of Lots 5 and 6 will require an average land use buffer width of eleven (11) feet; however, the proposed plan shows a utility easement in this area. Utility easements cannot be counted in satisfying the land use buffer requirement. Along Mabelvale Road the on site street buffer must be an average of twelve (12) feet in width. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Trees that are to be preserved will need protective fencing placed around the critical root zone areas prior to the beginning of any construction. This will need to be noted on the landscape plan. Revised plat/plan.- Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 29, 2004.