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HomeMy WebLinkAboutZ-5963-A Staff AnalysisFILE NO.: 6-5963-A NAME: BRODIE CREEK COMMUNITY, EAST NEIGHBORHOOD -- AMENDED LONG -FORM PLANNED RESIDENTIAL DEVELOPMENT LOCATION: On the west side of Bowman Road, with frontage on Bowman Road between Panther Branch Creek and Olds Lane, extending west approximately 1/2 mile. DEVELOPER: ENGINEER: Ms. Mary Allison Pat McGetrick ELGOR REAL ESTATE & INVESTMENTS MCGETRICK ENGINEERING 1320 Brookwood Dr. 11225 Huron Ln., Suite 200 Little Rock, AR 72202 Little Rock, AR 72211 663-2053 223-9900 AREA: 75.05 ACRES NUMBER OF LOTS: 164± FT. NEW STREET: ZONING: R-2, 0-2, & MF -18 PROPOSED USES: Single -Family residential and one mixed use building PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant requests approval of a PRD for development of the first phase of the "Brodie Creek -- A Community of Four Neighborhoods" conceptual PRD. The "East Neighborhood" is the is proposed to have 164 building sites. The focus of this neighborhood is the semicircular "green" surrounded by houses and one mixed use building, which is proposed to initially be the sales office. There are two "reserved" tracts along the Bowman Rd. frontage of the PRD site. The concept proposed is a "Traditional Neighborhood Development" patterned after 18th. and 19th. century villages which are designed to foster neighborliness and a sense of community. There are to be pocket parks which function as shared recreational spaces for neighbors. All public land is to be held in trust by a home owner's association. Streets are to be narrow through streets that connect neighborhoods rather than have culs-de-sac which separate them. The lots are proposed to be small, with reduced setbacks to foster contact among neighbors. Design guidelines are to be established to set the standards for scale and proportion for homes and the non-residential building, with architectural continuity being regulated by an architectural review committee. FILE NO.: Z -5963-A (Cont.) - A. PROPOSAL RE UEST: Review by the Planning Commission and approval by the Board of Directors is requested for the PRD. B. EXISTING CONDITIONS: The site is characterized by rolling topography, with elevations raging from 360 feet MSL to 390 feet. There are thick woods, and Panther Branch Creek run along the border of the land. The existing zoning of the tract includes, predominantly, R-2 property, but also some MF -18 and 0-2 tracts. The surrounding lands are zoned, primarily, R-2. STAFF REPORT: Because there are issues remaining to be resolved, the applicant has requested a deferral until the May 16, 1995 Commission hearing. The applicant has not indicated whether the reserved tracts along Bowman Rd. are to be included or excluded from the PRD site; has not provided either site plans for the reserved tracts or dealt with their development in a phasing plan; and, has not dealt with boundary street improvements on Bowman Rd. There are issues remaining regarding the street design; whether the proposed location of W. 36th. St. is acceptable; whether the proposed variances will be supported by staff; etc. STAFF RECOMMENDATION: Staff recommends approval of the requested deferral until the May 16, 1995 Planning Commission hearing. SUBDIVISION COMMITTEE COMMENT: (MARCH 16, 1995) Ms. Mary Allison and Mr. John Allison, representing the applicant, and Mr. Pat McGetrick, the project engineer, were present. Staff presented the proposal and reviewed with Mr. and Mrs. Allison and Mr. McGetrick the comments contained in the discussion outline. The Public Works staff discussed with the Committee members and the applicant's representatives the various concerns of the City Engineering Division. There was discussion on the proposed location of W. 36th. St.; on the street design which has been proposed for the integral streets; and, on the need for Master Street Plan improvements on the boundary street. There was discussion on the reserved properties; on whether they would be included in the PRD and, if so, that they need to be dealt with in the narrative. The Committee asked the applicant's representatives if the needed exhibits and the amendments could `a FILE NO.: Z-5 63-A Cont. be prepared by the cut-off time needed by staff to prepare the agenda, and whether the exhibits could be prepared which Public Works needs in order to assess whether the proposed location of W. 36th. St. could be supported. Mr. McGetrick indicated that the needed information and drawings could be prepared, but said that if they could not be presented to staff in sufficient time to meet the deadlines, a deferral would be requested. PLANNING COMMISSION ACTION: (APRIL 4, 1995) Staff reported that the applicant had requested a deferral of the hearing of the requested PRD until the May 16, 1995 Commission meeting, and the item was included on the Consent Agenda for deferral. The deferral was approved with the vote of 9 ayes, 0 nays, 0 abstentions, and 2 absent. PLANNING COMMISSION ACTION: (MAY 16, 1995) Staff presented the item, indicating that both Items "F" and "G", the Brodie Creek Conceptual PRD and the Brodie Creek Community, East Neighborhood, would be considered together. Mr. Jim Lawson, Director of the Neighborhoods and Planning Department explained that the Brodie Creek Community concept is a new neighborhood development concept for Little Rock. He added that the concept is being implemented throughout the United States, and that it is an attempt to regain pedestrian -friendly neighborhoods. The concept, then, not only deals with the layout and organization of the subdivision, but with street and rights-of-way widths and curb radii at intersections. Mr. Lawson explained that the item had been deferred from the scheduled April 4, 1995 Planning Commission meeting in order for some, primarily, traffic engineering concerns to be addressed. He reported that there -are some engineering concerns remaining, but that these would be worked out prior to the approval of the PRD being referred to the Board of Directors. He noted that one of the concerns involves the location, standards, and phasing of construction for 36th. Street, saying that the City staff is working with the Highway Department and MetroPlan in the resolution of the remaining issues involving 36th. Street. He recommended that the PRD be approved, but with the understanding that the issues involving 36th. Street are not being addressed at this time. Mr. David Scherer, with the City Engineering staff, reported that there had been some agreements with the Brodie Creek developer and engineer, and that the agreements are: 1. The Bowman Road alignment and dedication will be revised; that a 36 foot pavement section will be constructed for Bowman Road; and, that the bridge crossing Panther Branch will be widened to minor arterial standards. 3 FILE Z- 6 -A Cont. - 2. In the Brodie Creek Community, East Neighborhood development, access to Lots 68, 69, 74, 75, 57, 2, 13, 19, 28, 43, 42, 149, and 150 will be restricted, and the access must be shown on the preliminary plat. 3. If it is anticipated that street grades are to exceed the maximum ordinance standards, waivers must be requested and approved. 4. Temporary erosion and/or detention control will be required until the final detention is complete. 5. Detention facilities construction are to be phased, and the watershed basins will be identified. Detention will be provided for areas in Phase I that falls outside of the watershed for the lake detention. 6. All street lighting will require approval of the type and of the proposed locations. 7. All alleys are to be private, and no garbage collection will be available from the alleys. The Ordinance standard for the pavement widths of alleys is 20 feet; the applicant proposes 16 foot pavement in a 20 foot access easement. A variance for this pavement width difference will be required. 8. Streets classified as "Local Residential Streets" are to have 27 feet of pavement width, and at Lots 4, 5, and 6, are to have 25 foot radii at the intersections. At other intersections, if a less than 25 foot radius is desired, a variance from the Ordinance standard must be requested and approved. Sight distances at intersections must be approved by the Traffic Engineer. 9. Streets classified as "Skinny Ridge Streets" must have a minimum 25 foot turning radius at intersections, or a variance from the ordinance standard must be requested and approved by the Board of Directors. Sight triangle clearances must be approved by the Traffic Engineer. If a proposed street section exists on a ridge with grades falling away from the pavement, then no storm drains will be required, but rolled curbs and specified discharge points with easements for outfall drainage will be required to direct street runoff. The proposed design for "Skinny Ridge Streets" is for a 20 foot pavement width, without sidewalks. If the applicant wishes to pursue this design, variances and waivers from the Ordinance standards must be requested and approved by the Board of Directors. To meet ordinance standards for "Minor Residential Streets", pavement widths must be a minimum of 24 feet for cul-de-sac streets of not more than 750 feet in length or loop streets of not more than 1,500 feet in length, and 4 FILE NO.: Z-596 -A (Cont.) - serve not more than 35 residents; otherwise, a variance is required. To meet ordinance standards for "Standard Residential Streets", pavement widths must be a minimum of 27 feet and sidewalks must be provided along at least one side of the right-of-way; otherwise, a variance is required of the street pavement width and a waiver is required for the sidewalk. 10. Streets classified as "Skinny Ridge Access Streets" must have a 25 foot minimum turning radius at intersections; otherwise a variance from this Ordinance standard must be requested by the applicant and approved by the Board of Directors. Sight triangles at intersections must be approved by the Traffic Engineer. The pavement widths must be 27 feet; otherwise a variance from the Ordinance standard must be requested and approved for the 24 foot pavement width proposed. 11. Streets classified as "Neighborhood Center Streets" must have a 25 foot minimum curb radius; otherwise a variance of the Ordinance standard must be approved by the Board of Directors. Sight triangle clearances must be approved by the Traffic Engineer. 12. Streets classified as "Estate Access Streets" must have a 25 foot minimum curb radius; otherwise a variance of the Ordinance standard must be approved by the Board of Directors. 13. Streets classified as "Neighborhood Collectors" must have a 25 foot minimum curb radius; otherwise a variance of the Ordinance standard must be approved by the Board of Directors. Special pavement sections must be approved by Public Works, and are to be maintained by the neighborhood. They are not to be repaired or replaced for any reason by Public Works. 14. Streets classified as "Community Access Streets" must have a minimum turning radius at intersections of 25 feet (35 feet at the Bowman Road intersection); otherwise a variance must be requested and approved. Public Works recommends that this street be constructed with two 11 foot traffic lanes in each direction; however, the developer is to provide information from Earnie Peters' traffic study. This is an item to be resolved prior to the PRD being heard by the Board of Directors. 15. Streets classified as "Town Center Streets) are to be private, and constructed as parking lots with concrete aprons separating the parking lots from the public street sections. F1 FILE NO.: Z-5 63-A Cont. 16. For 36th. Street, the right-of-way adjacent to the Phase I development is to be dedicated with Phase I; however, there are no specific street sections or the alignment issues considered in this application. Mr. Pat McGetrick, the project engineer, added that the developer, the City staff, and he had been working on the resolution of the various issues for several weeks, and that most of the issues had been either resolved or agreed to. He indicated that some issues would be referred to the Board of Directors for approval of variances or waivers, as applicable. Chairperson Walker expressed his excitement about the new development, and called the question. The items, both Brodie Creek Community -- Conceptual Long -Form PRD (Z-5963) and Brodie Creek Community, East Neighborhood -- Amended Long -Form PRD (Z -5963-A), were approved with the vote of 11 ayes, 0 nays, 0 abstentions, and 0 absent.