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HomeMy WebLinkAboutZ-4969-C Staff AnalysisILE NO.: Z-496 NAME: Spring Tree Village Revised Long -form PD -R LOCATION: Located South and West of Spring Tree Circle and Spring Tree Drive DEVELOPER: Mike Smith 51 Westfield Court Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72209 AREA: 4.56 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 19 jam Zero Lot Line Single-family Revised PD -R Single-family residential FT. NEW STREET: 1,100 LF VARIANCESANAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 15,437 adopted by the Little Rock Board of Directors on February 16, 1988, established the Springtree Village. Long -form PD -R. The approval included the development of 61 zero -lot line homes in two phases (31 lots in Phase I and 30 Lots in Phase ll). The site included 1.5 acres of open space the developer would maintain until the City requested the area be dedicated as public open space. Phase I of the subdivision was final platted containing 31 lots. Ordinance No. 16,490 adopted by the Little Rock Board of Directors on September 21, 1993, revised the previously approved PD -R to allow Lots 1 and 4 of the Springtree Village Subdivision to install a metal patio cover over an existing concrete patio, fence the rear yard, move the rear building line from the location platted to coincide with the FILE NO.: Z-496 rear open space and utility easement and construct a metal storage building three feet off the rear and south property lines. On May 26, 2005, the Little Rock Planning Commission reviewed and recommended for approval a revision to the previously approved PD -R for Phase I. The Board of Directors adopted Ordinance No. 19,336 on June 21, 2005, revising the previously approved PD -R to allow eighteen lots to be replatted as eleven lots; resulting in a total of available 21 lots for the Phase I portion of the development. The Phase II portion of the development remained as was previously approved allowing 30 zero lot line lots. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved PD -R to allow Phase 2 of the Springtree Village Addition to develop with more traditional single-family lots. The Phase II portion was approved for the development of 30 zero lot line homes. The Phase II portion contains 4.56 acres and is proposed with 19 single-family lots resulting in a density of 4.16 units per acre. The average lot size proposed is 70 -feet by 115 -feet or 8,050 square feet. Springtree Drive and Springtree Circle will be extended from the current terminus and Spring Lane will be added as a result of the development. The streets are indicated as residential streets with a 50 -foot right-of-way and 26 -feet of paving. A variance from the typical minimum standards of the Subdivision Ordinance (Section 31-232(e)) to allow a reduced building line on one street side (15 -feet) is proposed for Lots 64, 69, 74 and 78. B. EXISTING CONDITIONS: The indicated lots are vacant with a scattering of trees. There are several homes, which have been constructed in the subdivision in previous phases. The roadway to the north of this site was constructed with the previous development. Other uses in the area are primarily residential uses. C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, the Deer Meadow Neighborhood Association, all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. With the site development, provide the design of these streets conforming to the Master Street Plan. Construct street improvements to these streets with the planned development. 2 ILE NO.: Z-496 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. The proposed right-of-way dedication meets the Master Street Plan requirements. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if 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 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. Contact Central Arkansas Water at 377-1225 for additional information. 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 not located on a dedicated CATA Bus Route. F. ISSUES/TECHN ICAUDESIGN: Planning Division: This request is located in the Geyer Springs Planning District. The Land Use Plan shows Single Family for this property. The applicant is requesting a revision to a PD -R (Planned Residential Development) to allow for more traditional single family home development, compared to the originally approved zero lot line development. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z -4969-C Cont. G. 9 Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Springtree Drive and Yarberry Lane are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require street improvements and dedication of right of way. Cily Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. Pat McGetrick of McGetrick Engineers 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 the minimum lot size and the proposed side and rear yard setback for each of the lots. Staff also requested the applicant provide the maximum buildable area for each of the indicated lots. Public Works comments were addressed. Staff stated with the site development construction of the streets per the Master Street Plan would be required. Staff also stated a grading permit would be required prior to any land clearing on the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has provided the maximum buildable area for each of the indicated lots. Staff is supportive of the applicant's request. The applicant has indicated a revision to a previously approved PD -R to allow 11 lots to develop with detached single-family homes. As a part of the request, the applicant is proposing a revision to the previously approved platted building lines, which were established on the zero lot line lots. The applicant is requesting a variance from the typical minimum standards of the Subdivision Ordinance to allow a reduced building line of four of the indicated lots. Per Section 36-254(d)) lots abutting street right-of- ways are to have a 25 -foot exterior side yard. The request is to allow a reduced exterior side yard (15 -feet) for proposed Lots 64, 69, 74 and 78 ►1 FILE NO.: Z-4969-C Cont. The applicant is proposing minimum lot sizes consistent with R-2, Single-family zoned properties or a minimum of 7,000 square feet of lot area. The applicant has indicated minimum lot widths and depths also consistent with R-2, Single-family zoned properties or a minimum lot width of 60 -feet, a minimum lot depth of 100 feet and a minimum lot area of 7,000 square feet. The proposed preliminary plat includes a 25 -foot front platted building line with setbacks as established by the Zoning Ordinance or 25 -foot rear yard and side yard setbacks of 10 percent of the width of the lot not to exceed eight feet with a maximum buildable area indicated at 3,000 square feet. To staffs knowledge there are no outstanding issues associated with the proposed request. The subdivision was approved for the development of 61 zero lot line homes. With the approval of the current request the total number of available lots will be reduced to 41 single-family lots. Staff feels if the development is constructed as proposed there should have minimal impact on adjoining properties and single-family homes currently existing within the subdivision. I. STAFF RECOMMENDATION: Staff recommends approval of the request 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: (MARCH 30, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated the development was reducing the number of available lots to allow the developers to construct a more typical single-family subdivision with larger lots and larger setback. Mr. Curtis Gill addressed the Commission in opposition of the request. He stated his home was located adjacent to the development and his concerns were traffic and density. He stated he had a serious traffic accident backing out of his driveway because of the speed of traffic on Chicot Road. He stated the new development would only increase traffic in the area. Mr. Gill stated the new development would invade his privacy. He stated his home had a sunroom located on the rear which he enjoyed in the evenings and the sunroom looked out to a wooded area. He stated with the new homes the woods would be removed and he would no longer have his privacy. FILE NO.: Z -4969-C (Cont. The Commission questioned Mr. Gill as to where his home was located. He stated across from the manufactured housing park. The Commission stated the proposed development did not abut his property and was located south of his home across Yarberry Lane. He stated he was no longer opposed. The Commission questioned staff as to the volume of traffic on Chicot Road. Staff stated the 2004 numbers indicated approximately 8000 cars per day in this area. The Commission questioned when a new study would be conducted. Staff stated the 2005 numbers were expected in May. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. R March 30, 2006 ITEM NO.: 13 FILE NO.: Z -4969-C NAME: Spring Tree Village Revised Long -form PD -R LOCATION: Located South and West of Spring Tree Circle and Spring Tree Drive DEVELOPER: Mike Smith 51 Westfield Court Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72209 AREA: 4.56 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 19 -M Zero Lot Line Single-family Revised PD -R Single-family residential FT. NEW STREET: 1,100 LF VARIAN CESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 15,437 adopted by the Little Rock Board of Directors on February 16, 1988, established the Springtree Village Long -form PD -R. The approval included the development of 61 zero -lot line homes in two phases (31 lots in Phase I and 30 Lots in Phase II). The site included 1.5 acres of open space the developer would maintain until the City requested the area be dedicated as public open space. Phase I of the subdivision was final platted containing 31 lots. Ordinance No. 16,490 adopted by the Little Rock Board of Directors on September 21, 1993, revised the previously approved PD -R to allow Lots 1 and 4 of the Springtree Village Subdivision to install a metal patio cover over an existing concrete patio, fence the rear yard, move the rear building line from the location platted to coincide with the March 30, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -4969-C rear open space and utility easement and construct a metal storage building three feet off the rear and south property lines. On May 26, 2005, the Little Rock Planning Commission reviewed and recommended for approval a revision to the previously approved PD -R for Phase I. The Board of Directors adopted Ordinance No. 19,336 on June 21, 2005, revising the previously approved PD -R to allow eighteen lots to be replatted as eleven lots; resulting in a total of available 21 lots for the Phase I portion of the development. The Phase II portion of the development remained as was previously approved allowing 30 zero lot line lots. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved PD -R to allow Phase 2 of the Springtree Village Addition to develop with more traditional single-family lots. The Phase II portion was approved for the development of 30 zero lot line homes. The Phase II portion contains 4.56 acres and is proposed with 19 single-family lots resulting in a density of 4.16 units per acre. The average lot size proposed is 704eet by 115 -feet or 8,050 square feet. Springtree Drive and Springtree Circle will be extended from the current terminus and Spring Lane will be. added as a result of the development. The streets are indicated as residential streets with a 50 -foot right-of-way and 26 -feet of paving. A variance from the typical minimum standards of the Subdivision Ordinance. (Section 31-232(e)) to allow a reduced building line on one street side (15 -feet) is proposed for Lots 64, 69, 74 and 78. B. EXISTING CONDITIONS: The indicated lots are vacant with a scattering of trees. There are several homes, which have been constructed in the subdivision in previous phases. The roadway to the north of this site was constructed with the previous development. Other uses in the area are primarily residential uses. C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, the Deer Meadow Neighborhood Association, all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. K March 30, 2006 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -4969-C D. ENGINEERING COMMENTS: Public Works Conditions: 1. With the site development, provide the design of these streets conforming to the Master Street Plan. Construct street improvements to these streets with the planned development. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. The proposed right-of-way dedication meets the Master Street Plan requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for .additional information. Enter : 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 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. Contact Central Arkansas Water at 377-1225 for additional information. 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 not located on a dedicated CATA Bus Route. 3 March 30, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -4969-C F. G. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Geyer Springs Planning District. The Land Use Plan shows Single Family for this property. The applicant is requesting a revision to a PD -R (Planned Residential Development) to allow for more traditional single family home development, compared to the originally approved zero lot line development. The request does not require a change to the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Springtree Drive and Yarberry Lane are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require street improvements and dedication of right of way. Cily Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. Pat McGetrick of McGetrick Engineers 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 the minimum lot size and the proposed side and rear yard setback for each of the lots. Staff also requested the applicant provide the maximum buildable area for each of the indicated lots. Public Works comments were addressed. Staff stated with the site development construction of the streets per the Master Street Plan would be required. Staff also stated a grading permit would be required* prior to any land clearing on the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. M March 30, 2006 SUBDIVISION ITEM NO.: 13 C. H. ANALYSIS: FILE NO.: Z -4969-C The applicant submitted a revised plan to staff addressing issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has provided the maximum buildable area for each of the indicated lots. Staff is supportive of the applicant's request. The applicant has indicated a revision to a previously approved PD -R to allow 11 lots to develop with detached single-family homes. As a part of the request, the applicant is proposing a revision to the previously approved platted building lines, which were established on the zero lot line lots. The applicant is requesting a variance from the typical minimum standards of the Subdivision Ordinance to allow a reduced building line of four of the indicated lots. Per Section 36-254(d)) lots abutting street right-of- ways are to have a 25 -foot exterior side yard. The request is to allow a reduced exterior side yard (15 -feet) for proposed Lots 64, 69, 74 and 78 The applicant is proposing minimum lot sizes consistent with R-2, Single-family zoned properties or a minimum of 7,000 square feet of lot area. The applicant has indicated minimum lot widths and depths also consistent with R-2, Single-family zoned properties or a minimum lot width of 60 -feet, a minimum lot depth of 100 feet and a minimum lot area of 7,000 square feet. The proposed preliminary plat includes a 25 -foot front platted building line with setbacks as established by the Zoning Ordinance or 25 -foot rear yard and side yard setbacks of 10 percent of the width of the lot not to exceed eight feet with a maximum buildable area indicated at 3,000 square feet. To staff's knowledge there are no outstanding issues associated with the proposed request. The subdivision was approved for the development of 61 zero lot line homes. With the approval of the current request the total number of available lots will be reduced to 41 single-family lots. Staff feels if the development is constructed as proposed there should have minimal impact on adjoining properties and single-family homes currently existing within the subdivision. STAFF RECOMMENDATION: Staff recommends approval of the request 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: (MARCH 30, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval subject to 5 March 30, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -4969-C compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated the development was reducing the number of available lots to allow the developers to construct a more typical single-family subdivision with larger lots and larger setback. Mr. Curtis Gill addressed the Commission in opposition of the request. He stated his home was located adjacent to the development and his concerns were traffic and density. He stated he had a serious traffic accident backing out of his driveway because of the speed of traffic on Chicot Road. He stated the new development would only increase traffic in the area. Mr. Gill stated the new development would invade his privacy. He stated his home had a sunroom located on the rear which he enjoyed in the evenings and the sunroom looked out to a wooded area. He stated with the new homes the woods would be removed and he would no longer have his privacy. The Commission questioned Mr. Gill as to where his home was located. He stated across from the manufactured housing park. The Commission stated the proposed development did not abut his property and was located south of his home across Yarberry Lane. He stated he was no longer opposed. The Commission questioned staff as to the volume of traffic on Chicot Road. Staff stated the 2004 numbers indicated approximately 8000 cars per day in this area. The Commission questioned when a new study would be conducted. Staff stated the 2005 numbers were expected in May. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 ITEM NO.: 13 Z -4969-C NAME: Spring Tree Village Revised Long -form PD -R LOCATION: located South and West of Spring Tree Circle and Spring Tree Drive 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. The notice must be mailed no later than March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. Correct General Note #11. The site is zoned PD -R as is the property to the north of the site. The property to the south is zoned OS. 3. Provide the minimum lot size proposed within the plat area. 4. Provide the side and rear yard setbacks proposed for each of the indicated lots. Provide a maximum buildable area and indicated if any outdoor storage buildings are being proposed. 5. Provide the linear feet of internal street within the development. 6. Was this area previously final platted? Variance/Waivers: A variance from the Subdivision Ordinance (Section 31-232(e)) to allow a reduced building line on one street side (15 -feet) proposed Lots 64, 69, 74 and 78. Public Works Conditions: 1. With the site development, provide the design of these streets conforming to the Master Street Plan. Construct street improvements to these streets with the planned development. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. The proposed right-of-way dedication meets the Master Street Plan requirements. Utilities and Fire Department/County Planning: Item # 13 Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension 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. Contact Central Arkansas Water at 377-1225 for additional information. 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 not located on a dedicated CATA Bus Route. Planning Division: Landscape: Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 13