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HomeMy WebLinkAboutZ-4806 Staff Analysis1. Name: Davidson Properties "Short -Form" PRD (Z-4806) 2. Location: West end of McGovern Drive and Breckenridge Addition 3. Develo er/En ineer: Davidson Properties/Manes, Castin, Massey, and McGetrick 4. Existing Status: Undeveloped 500' of interstate frontage 5. Proposed Use: Singel Family, 0 Lot Line 6. Staff Recommendation: Approval of the PUD, subject to: 1 completing the plat and plan content requirements; (2) dedicating the floodway; (3) providing a turnaround for McGovern; (4) minimum of 20-foot drive; (5) water and fire plan on-site, and (6) Public Works approval. 7. Planning Commission Action: Several residents of the neighborhood were In attendance. One of their major concerns was the paved access and utility easement on the east of the development, the size of the lots, and loss of buffer from the interstate. A motion for approval was made and passed, subject to: (1) a minimum square footage of 1700; (2) construction of fence when streets are built; (3) the drive to end at the northwest corner of Lot 8. The vote 10 ayes, 0 noes, 1 absent, and 1 abstention (Massie). NAME-: Davidson Properties Planned Residential District (Short Form) LOCATION: At the west end of McGovern Drive and Breckenridge Addition DEVELOPER: ENGINEER: Davidson Properties Manes, Castin, Massie and McGetrick P.O. Box 7347 2501 Willow Street Little Rock, AR 72217 North Little Rock, AR Telephone: 227-5357 Telephone: 758-1360 AREA: 3 Acres N0. OF LOTS: 10 FT. NEW STREET: 0 ZONING: "R-2" Single Family PROPOSED USE: Residential in a Planned Unit Development format for zero lot line PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 VARIANCES REQUESTED: None. A. Existing Conditions The property consists of a wooded knoll lying at the end of a residential street. The property rises approximately 50' in elevation out of the Grassy Flat Creek. The project site has over 500' of Interstate 430 frontage and an apartment complex on the north. Z-4806 - Continued The Natural Resources Complex, including the Game and Fish Commission lies to the south. B. de-, velopment_Proposal To construct eight or nine units on a zero lot line lot format. The proposal utilizes a private access easement system to serve each of the several units. The homes appear to be in the 1400 to 1600 square foot range, including a garage attached. A significant portion of the tract (Lot 10) will be dedicated as £loodway. Lot 9 does not propose a specific building site but that it be built upon if and when a design suitable to the terrain is developed. The lot sizes are a minimum of 4,730 square feet with a pro rata share of the common space and drives bringing the average to +12,400 square feet. This figure does not include Lot -10 in the computation. C. EnEneerin Comments All driveway widths and locations shall be approved by the Traffic Engineer. It is preferred to have a 20' driveway if two-lane traffic is allowed behind the buildings. 5tormwater detention shall be shown on-site. Attach calculations to the drawings. D• Analysis The staff review has developed only minor issues for discussion, except that the plat and plan need more quantitative data. The area of Lot 10 will be dedicated per City Board policy for floodway. The staff reaction to Lot 9 is that free form siting of a house without specifying on this plan is appropriate so long as one building site is the limit. The Fire Department has requested a minimum drive width of 20' throughout, and as a follow-up to that a requirement for a termination device on McGovern Drive. This is especially important if this developer plans a gate or controlled entry to the project. The only other points for discussion are compatibility with adjacent conventional lots at 7,000 square feet plus screening along the south boundary line, resolving parks plan requirement for Priority Two open space and an on-site fire line and hydrant plan. Z-4806 - Continued E. Staff Recommendation Approval of the Planned Unit Development subject to: (1) completing the plat and plan content requirements, (2) dedicate the floodway, (3) provide a turnaround for McGovern, (4) minimum 20' drives Plan on-site, (6) public Works a� (5) water and fire approval. F• Subdivision Committee Review The applicant agreed to adhere to staff's comments with the exception of the turnaround. He felt also that a 20' service drive to the back of the lot was not necessary since it won't be used by fire, garbage, etc. He requested a 16' or 18' pavement width. He felt that the area in the rear could be serviced by a fire hose. Utilities - Additional sewer easements required across Lot 10. "Contact LRWU. water main extension plus on-site protection required. PLANNI� NGCOMMISSION ACTION: The Applicant was present. There were several concerned residents from the neighborhood in attendance. Some of those present expressed concerns about the proposed development. Mr. Steve Young, an adjacent property owner, objected to density and traffic similar objections, inaddition to MS. Rita Hart xphessed access/utility easement which would abut her property. Mr. Dean Roberts of 17 Warwick felt that the project would negatively impact their property values, due to a loss of the buffer between Breckenridge and the Interstate especially concerned about: . He was {lj the east side of the paved eastment on the kept green), (2) maintenancevofothene be privacy that hit minimization of tree removal. and(3)) Z-4806 - Continued Mr. Randy Davidson, the Applicant, explained that there would be a 6' opaque wooden fence around the perimeter of the property with an exception of the south side; and there would be a property -owners association for maintenance, and that the houses would be 1,700 to 1,900 square feet and sell for $105,000. He had no current plans to build on Lot 9 which has difficult terrain. The residents were assured that any development other than single family on this lot would mean renotification of property -owners. Finally, a motion for approval of the amended application was made and passed, subject to: (1) a minimum of 1,700 square feet house size, (2) the construction of the fence when the streets are built, (3) a drive ending at the northwest corner of Lot 8, (4) Fire Department approval. The vote 10 ayes, 0 noes, and 1 abstention (Massie).