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HomeMy WebLinkAboutZ-6120-D Staff AnalysisFILE NO.: Z -6120-D NAME: Village On The Lakes - Long -Form PRD LOCATION: Along Cooper Orbit Road, approximately 0.4 mile south of Kanis Road DEVELOPER: ENGINEER: Capitol Lakes Estates, LLC Civil Design, Inc. P. O. Box 13246 15104 Cantrell Road Maumelle, AR 72113 Little Rock, AR 72223 AREA: 11.59 acres NUMBER OF LOTS: 44 FT. NEW STREET: 1,030 linear feet ALLOWED USES: Multifamily MF -12 (with conditions) PROPOSED USE: Attached Single Family Residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On June 20, 1996 the Planning Commission by a vote of 7 ayes, 0 nays, 3 absent and 1 abstention approved the Capitol Lakes Estates - Preliminary Plat with conditions. The plat failed at the Board of Directors level only because the various waivers (minor street length, lot depth and width, pipe -stem lots, street grades) failed. The applicant submitted a revised preliminary plat resolving design, Master Street Plan and easement issues. On December 18, 1997 the revised preliminary plat was approved by the Planning Commission with a vote of 11 ayes and 0 nays except for one (1) abstaining vote on the variance for pipestem lot request. On January 20, 1998, the Board of Directors approved variances for pipestem lots and cul-de-sac length. On February 17, 1998, the Board of Directors approved ordinances establishing the Capitol FILE NO.: Z -6120-D (Cont.) Lakes Municipal Property Owner's Improvement District No. 6 and the Capitol Lakes Sewer Property Owner's Improvement District No. 148. On April 15, 1999 the Planning Commission granted a one (1) year time extension for the approved preliminary plat. Since that time, the developer has been working on obtaining Corps of Engineers permits and off-site sewer improvements, as well as final design work on Phase I. According to the City's Subdivision Ordinance Section 31-94, an approved preliminary plat shall remain effective "...as long as work is actively progressing...". Staff feels that the developer is actively working toward the final platting of Phase I, and that the approved preliminary plat is still in effect. On November 7, 1996 the Board of Directors passed Ordinance No. 17,312 rezoning two (2) areas of the Capitol Lakes Estates development from R-2 to MF -12. One of the MF -12 zoned areas (shown as Tracts C-1 and C-2 on the attached Capitol Lakes Estates Master Plan) is 14.81 acres in size and was limited to a maximum of 125 dwelling units. The rezoning ordinance also required three (3) acres of open space within the 14.81 acres and a 20 foot natural buffer along the MF -12 frontage on the newly realigned Cooper Orbit Road (Rushmore Avenue). A. PROPOSAL/REQUEST: The applicant proposes to rezone 11.59 acres (shown as Tracts C-1 and D on the attached Capitol Lakes Estates Master Plan) from R-2/MF-12 to PRD for an attached single- family residential (townhouses) development. The proposed development includes 11 buildings with a total of 44 single family residential dwellings. The sale of each unit will include the ground under the unit and a small yard area, therefore a preliminary plat is proposed as a component of the PRD development request. Each single family lot will be approximately 3,200 square feet in area. Each single family unit will be two-story construction, with between 2,100 and 2,400 square feet of building area. The applicant has submitted proposed building elevations which are attached for Planning Commission review. The proposed PRD development will have two (2) access points from Rushmore Avenue, as noted on the attached site plan. The northernmost access (Pinion Drive) will be a private drive. The southernmost access drive (Castor Drive) will be a dedicated public street with 60 feet of right-of-way. In addition to providing access to this development, both streets will provide access to the adjacent property to the east. E FILE NO.: Z -6120-D (Cont. Tract D (zoned R-2) as shown on the attached Capitol Lakes Estates Master Plan is included in the PRD rezoning request. A detention pond is shown on Tract D which will handle stormwater detention for the northern portion of the project. Two (2) detention ponds within the southern portion of Tract C-1 will handle additional drainage. There is also an 8 foot walk/bike path shown within Tract D. This pedestrian path will tie into the sidewalk along West Kanis Road and extend along the east boundary of Tract C-1 to the sidewalk along Castor Drive. The applicant has noted that all common areas and private streets will be under the control of a property owners' association. The maintenance of the private streets, access drives, drainage areas, internal walk/bike paths and common areas will be provided by the property owners' association and addressed in the Bill of Assurance for the neighborhood. The proposed site plan shows a monument -type sign location at the corner of Rushmore Avenue and West Kanis Road. There is also a directional/entry sign at each development entrance from Rushmore Avenue. The applicant proposes to construct the PRD townhouse development (in one phase) concurrently with the construction of Phase I of the Capitol Lakes Estates Subdivision. The applicant has noted that if the development concept for Tract C-1 proves successful, Tract C-2 (as shown on the Master Plan) will be submitted for PRD rezoning at a later date, for continuation of the attached single family residential development. Amenities including a pool, clubhouse and basketball court will be provided in the future PRD site plan for Tract C-2. B. EXISTING CONDITIONS: The property is undeveloped and wooded, with varying degrees of slope. The existing Cooper Orbit Road runs through this property, along the property's east boundary. There is R-2 zoned property to the north and east, with additional MF -12 zoned property immediately south. The Spring Valley Manor Subdivision is located further south. The proposed Rushmore Avenue is located along the property's west boundary, with additional MF -12 zoned property across Rushmore Avenue to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from persons requesting information on the proposed PRD development. The Spring Valley Manor Property Owners Association was notified of the public hearing. 3 FILE NO.: Z -6120-D (Cont.) E. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Kanis Road and Rushmore Avenue are listed on the Master Street Plan as minor arterials. A dedication of right-of-way to 45 feet from centerline is required. 2. Pinion Drive and Castor Drive are classified on the Master Street Plan as commercial streets. Dedicate 60 feet right-of-way and construct full improvements to the property. 3. Cactus Court and Basil Court need to be terminated with cul-de-sac or hammerhead. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. 8. Easements shown for proposed storm drainage are required. 9. A grading permit and development permit for special flood hazard area is required prior to construction. 10. Provide Street light plants to Traffic Engineering (contact Steve Phiphott 340-4856). 11. Relocate dumpster. Current location doesn't provide adequate turning radius for trucks. 12. Provide 180' taper for lane reduction on Rushmore. 13. Provide 50' throat section (at the intersection) on Rushmore (for WB dual left turns). UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Capacity Analysis required, contact Little Rock Wastewater Utility for details. Entergy: No Comments received. ARK A: No Comments received. Southwestern Bell: Approved if developer can provide a way of contact to units 1-3 and 23-36 by conduit. Easements will be needed to efficiently provide any telephone terminals near power. Contact Marco Barker at 373-3715 for details. 4 FILE NO.: Z -6120-D (Cont.) Water: The existing 12 -inch water main will have to be relocated at the Developer's expense. Additional off-site improvements may be required to provide adequate fire flows for multi -family development. There is an existing private fire hydrant off the existing 12 -inch main. Adequate service to that fire hydrant must be maintained. Installation of water facilities including on- site fire protection will be required and will be installed at the Developer's expense. Acreage fee of $600 per acre and development fee based on the size of connection apply in addition to normal charges. Fire Department: No emergency turnaround shown (cul-de-sac). Place fire hydrants per code. Contact Dennis Free at 918- 3752 for details. County Plannin : No Comments received. CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a Planned Residential Development for attached single-family housing. The property is currently zoned MF -12 Multifamily. A land use plan amendment is not required. City 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 Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (APRIL 12, 2001) Bill Dean and Jim Hathaway were present, representing the application. Staff briefly described the proposed PRD development. Staff noted that some additional information 6 FILE NO.: Z -6120-D (Cont. was needed on the project and additional items needed to be shown on the proposed site plan and preliminary plat. Bill Dean noted that the PRD project would be developed in one (1) phase. He noted that the PRD would be developed concurrently with Phase I of the Capitol Lakes Estates Subdivision. In response to a question from staff, Mr. Dean noted that the development would not utilize City garbage collection. He noted that the proposed trash compactor would be moved to a more centralized location of the property. The Public Works requirements were discussed. The proposed streets which run from Rushmore Avenue to the 80 -acre property to the east were discussed at length. Public Works noted that these two streets needed to be public streets given the future development potential of the adjacent 80 -acre tract. Staff made the applicant aware of the Fire Department comments as noted in paragraph E. of this report. Mr. Dean noted that he would meet with the Fire Department to resolve the turnaround issue. Mr. Hathaway briefly discussed the PRD rezoning with the Committee. He noted that the applicant had also filed an MF -12 rezoning application for seven acres of property to the west. (Item 1. on this agenda). After the discussion, the Committee forwarded the PRD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan and preliminary plat to staff on April 19, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan provides turnarounds at the ends of the internal streets, moves the garbage compactor to a central location and shows sign locations. The revised plan also shows areas of the site which will remain undisturbed. The revised preliminary plat complies with the requirements as set forth by staff at the Subdivision Committee meeting. The revised site plan shows three (3) sign locations. There is a monument sign at the corner of Rushmore Avenue and West Kanis Road and a directional sign at each FILE NO.: Z -6120-D (Cont. development entrance. The monument sign will have a maximum height of six (6) feet and a maximum area of 32 square feet, as typically allowed by City ordinance for a subdivision. Each directional sign will have a maximum height of six (6) feet and a maximum area of four (4) square feet. The signs are shown on the plan in the right- of-way. The signs must be moved out of the right-of-way and be at least five (5) feet back from property lines. Each unit as shown on the plan will have a two -car garage. The ordinance typically requires one (1) parking space per single family lot. There are no parking issues associated with the development. As noted in paragraph A., the proposed PRD development will have two (2) access points from Rushmore Avenue. The northern access will be a private drive (Pinion Drive), with the southern access (Castor Drive) being a dedicated public street with 60 feet of right-of-way. These two (2) streets will provide access to the PRD development and the adjacent property to the east. The Bill of Assurance for this subdivision must explain that the private access easements within this property will be for the benefit of the individual lot owners and the adjacent property owner to the east. The applicant has noted that this proposed attached single family residential development will be constructed in one (1) phase. The project will be developed concurrently with the construction of Phase I of the Capitol Lakes Estates Subdivision. After construction of the new streets within Phase I of Capitol Lakes Estates the portion of the existing Cooper Orbit Road which runs through the east portion of this property must be abandoned. As noted on the attached master plan, West Kanis Road will tie into the existing Cooper Orbit Road at the northeast corner of the property. Rushmore Avenue will attach to the existing Cooper Orbit Road right-of-way at the completion of Phase I and again with the completion of Phase II. To staff's knowledge there are no outstanding issues associated with proposed PRD rezoning. The Public Works Department has reviewed the revised site plan and preliminary plat and notes that there are no issues left to be resolved. The applicant has done a good job in addressing the issues as raised by staff and the Subdivision Committee, and 7 FILE NO.: Z -6120-D (Cont.) revising the plans accordingly. The rezoning of this property from MF -12 to PRD for an attached single family development (platted lots, owner -occupied) should have no adverse impact on the general area, as the proposed density will be 5.3 single family dwellings per gross acre. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PRD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Any site lighting must be low-level and directed away from adjacent R-2 zoned property. 3. The garbage compactor must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 4. The maintenance of the private streets, access drives, drainage areas, internal walk/bike paths and common areas must be provided by the property owner's association and explained in the Bill of Assurance for the subdivision. 5. The Bill of Assurance must also explain that the access easements are for the benefit of the individual lot owners and the adjacent property owner to the east. 6. The abandonment of the section of Cooper Orbit Road which runs through this property must not take place until the new streets within Phase I, Capitol Lakes Estates are constructed and accepted by the City. 7. The maximum sizes for the proposed signs will be as noted in paragraph H. of this report. The signs must be moved out of the right-of-way and be at least five (5) feet back from property lines. PLANNING COMMISSION ACTION: (MAY 3, 2001) Jim Hathaway and James Dreher were present, representing the application. Staff briefly described the proposed PRD with a recommendation of approval as noted in paragraph I. of this report. There were two (2) persons present with concerns. Jim Hathaway addressed the Commission in support of the application. He asked to hear from the concerned parties and then respond to the concerns. Eulalia Araoz, adjacent property owner to the east, discussed the two (2) proposed access points to her property through the FILE NO.: Z -6120-D (Cont.) PRD development. She discussed various notations within the agenda report. She stated that Pinion Drive should be a public street. Carlos Araoz, also owner of the adjacent property to the east, addressed the Commission. He also stated that Pinion Drive should be a public street. Jim Hathaway stated that the approved preliminary plat for Capitol Lakes Estates provided for access to the Araoz property from the north at the northeast corner of the Capitol Lakes property. He noted that this PRD development would provide a much better access to the Araoz property. He noted that Public Works revised their original recommendation, and supported Pinion Drive to be a private street as long as it extended to the Araoz property. There was additional discussion of the issue of access to the adjacent east property. Commissioner Nunnley asked if the staff recommendation included both Pinion and Castor Drives being public streets. Bob Turner, Director of Public Works, explained that he had met with the applicant and that Public Works supported Pinion Drive as a private street. Commissioner Lowry asked if a 24 foot wide street (Pinion Drive) would be sufficient for fire protection and access. Mr. Turner noted that the street would support fire access and that the street would provide an emergency/secondary access to the adjacent east property. Mr. Turner noted that Public Works supported the project as proposed. Commissioner Rahman questioned why the private street (Pinion Drive) extended to the adjacent east property. Mr. Turner noted that he did not know how the property to the east would develop in the future. He stated that Pinion Drive would provide an emergency access to the east property. This issue was briefly discussed. Commissioner Adcock asked about past Fire Department letters relating to street width and on -street parking. Mr. Turner discussed this issue. Commissioner Adcock asked if there would be "no parking" signs on Pinion Drive. James Dreher stated that each single family unit would have a two -car garage and he did not anticipate on - street parking. E FILE NO.: Z -6120-D (Cont.) There was further discussion of the access to the adjacent property to the east. It was also discussed and noted that the Fire Department had no problem with the proposed site plan. There was a motion to approve the PRD rezoning as recommended by staff. The motion passed by a vote of 9 ayes, 1 nay and 1 absent. 10 May 3, 2001 ITEM NO.: 2 FILE NO.: Z -6120-D NAME: Village On The Lakes - Long -Form PRD LOCATION: Along Cooper Orbit Road, approximately 0.4 mile south of Kanis Road DEVELOPER: Capitol Lakes Estates, LLC P. O. Box 13246 Maumelle, AR 72113 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 11.59 acres NUMBER OF LOTS: 44 FT. NEW STREET: 1,030 linear feet ZONING: R-2 and MF -12 (with conditions) ALLOWED USES: Multifamily PROPOSED USE: Attached Single Family Residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On June 20, 1996 the Planning Commission by a vote of 7 ayes, 0 nays, 3 absent and 1 abstention approved the Capitol Lakes Estates - Preliminary Plat with conditions. The plat failed at the Board of Directors level only because the various waivers (minor street length, lot depth and width, pipe -stem lots, street grades) failed. The applicant submitted a revised preliminary plat resolving design, Master Street Plan and easement issues. On December 18, 1997 the revised preliminary plat was approved by the Planning Commission with a vote of 11 ayes and 0 nays except for one (1) abstaining vote on the variance for pipestem lot request. On May 3, 2001 ITEM NO.: 2 (Cont.) FILE NO.: Z -6120-D January 20, 1998, the Board of Directors approved variances for pipestem lots and cul-de-sac length. On February 17, 1998, the Board of Directors approved ordinances establishing the Capitol Lakes Municipal Property Owner's Improvement District No. 6 and the Capitol Lakes Sewer Property Owner's Improvement District No. 148. On April 15, 1999 the Planning Commission granted a one (1) year time extension for the approved preliminary plat. Since that time, the developer has been working on obtaining Corps of Engineers permits and off-site sewer improvements, as well as final design work on Phase I. According to the City's Subdivision Ordinance Section 31-94, an approved preliminary plat shall remain effective "...as long as work is actively progressing...". Staff feels that the developer is actively working toward the final platting of Phase I, and that the approved preliminary plat is still in effect. On November 7, 1996 the Board of Directors passed Ordinance No. 17,312 rezoning two (2) areas of the Capitol Lakes Estates development from R-2 to MF -12. One of the MF -12 zoned areas (shown as Tracts C-1 and C-2 on the attached Capitol Lakes Estates Master Plan) is 14.81 acres in size and was limited to a maximum of 125 dwelling units. The rezoning ordinance also required three (3) acres of open space within the 14.81 acres and a 20 foot natural buffer along the MF -12 frontage on the newly realigned Cooper Orbit Road (Rushmore Avenue). A. PROPOSAL/REQUEST: The applicant proposes to rezone 11.59 acres (shown as Tracts C-1 and D on the attached Capitol Lakes Estates Master Plan) from R-2/MF-12 to PRD for an attached single- family residential (townhouses) development. The proposed development includes 11 buildings with a total of 44 single family residential dwellings. The sale of each unit will include the ground under the unit and a small yard area, therefore a preliminary plat is proposed as a component of the PRD development request. Each single family lot will be approximately 3,200 square feet in area. Each single family unit will be two-story construction, with between 2,100 and 2,400 square feet of building area. The applicant has submitted proposed building elevations which are attached for Planning Commission review. The proposed PRD development will have two (2) access points from Rushmore Avenue, as noted on the attached site plan. The northernmost access (Pinion Drive) will be a private drive. The southernmost access drive (Castor Drive) will be a dedicated public street with 60 feet of right-of-way. In 2 May 3, 2001 ITEM NO.: 2 (Cont.) FILE NO.: Z -6120-D addition to providing access to this development, both streets will provide access to the adjacent property to the east. Tract D (zoned R-2) as shown on the attached Capitol Lakes Estates Master Plan is included in the PRD rezoning request. A detention pond is shown on Tract D which will handle stormwater detention for the northern portion of the project. Two (2) detention ponds within the southern portion of Tract C-1 will handle additional drainage. There is also an 8 foot walk/bike path shown within Tract D. This pedestrian path will tie into the sidewalk along West Kanis Road and extend along the east boundary of Tract C-1 to the sidewalk along Castor Drive. The applicant has noted that all common areas and private streets will be under the control of a property owners' association. The maintenance of the private streets, access drives, drainage areas, internal walk/bike paths and common areas will be provided by the property owners' association and addressed in the Bill of Assurance for the neighborhood. The proposed site plan shows a monument -type sign location at the corner of Rushmore Avenue and West Kanis Road. There is also a directional/entry sign at each development entrance from Rushmore Avenue. The applicant proposes to construct the PRD townhouse development (in one phase) concurrently with the construction of Phase I of the Capitol Lakes Estates Subdivision. The applicant has noted that if the development concept for Tract C-1 proves successful, Tract C-2 (as shown on the Master Plan) will be submitted for PRD rezoning at a later date, for continuation of the attached single family residential development. Amenities including a pool, clubhouse and basketball court will be provided in the future PRD site plan for Tract C-2. B. EXISTING CONDITIONS: The property is undeveloped and wooded, with varying degrees of slope. The existing Cooper Orbit Road runs through this property, along the property's east boundary. There is R-2 zoned property to the north and east, with additional MF -12 zoned property immediately south. The Spring Valley Manor Subdivision is located further south. The proposed Rushmore Avenue is located along the property's west boundary, with additional MF -12 zoned property across Rushmore Avenue to the west. 3 May 3, 2001 ITEM NO.: 2 (Cont.) C. NEIGHBORHOOD COMMENTS: FILE NO.: Z -6120-D As of this writing, staff has received several phone calls from persons requesting information on the proposed PRD development. The Spring Valley Manor Property Owners Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Kanis Road and Rushmore Avenue are listed on the Master Street Plan as minor arterials. A dedication of right-of-way to 45 feet from centerline is required. 2. Pinion Drive and Castor Drive are classified on the Master Street Plan as commercial streets. Dedicate 60 feet right-of-way and construct full improvements to the property. 3. Cactus Court and Basil Court need to be terminated with cul-de-sac or hammerhead. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. 8. Easements shown for proposed storm drainage are required. 9. A grading permit and development permit for special flood hazard area is required prior to construction. 10. Provide Street light plants to Traffic Engineering (contact Steve Phiphott 340-4856). 11. Relocate dumpster. Current location doesn't provide adequate turning radius for trucks. 12. Provide 180' taper for lane reduction on Rushmore. 13. Provide 50' throat section (at the intersection) on Rushmore (for WB dual left turns) . E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Capacity Analysis required, contact Little Rock Wastewater Utility for details. 4 May 3, 2001 ITEM NO.: 2 (Cont. Entergy: No Comments received. ARKLA: No Comments received. FILE NO.: Z -6120-D Southwestern Bell: Approved if developer can provide a way of contact to units 1-3 and 23-36 by conduit. Easements will be needed to efficiently provide any telephone terminals near power. Contact Marco Barker at 373-3715 for details. Water: The existing 12 -inch water main will have to be relocated at the Developer's expense. Additional off-site improvements may be required to provide adequate fire flows for multi -family development. There is an existing private fire hydrant off the existing 12 -inch main. Adequate service to that fire hydrant must be maintained. Installation of water facilities including on-site fire protection will be required and will be installed at the Developer's expense. Acreage fee of $600 per acre and development fee based on the size of connection apply in addition to normal charges. Fire Department: No emergency turnaround shown (cul-de- sac). Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comments received. CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a Planned Residential Development for attached single-family housing. The property is currently zoned MF -12 Multifamily. A land use plan amendment is not required. City 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. 5 May 3, 2001 ITEM NO.: 2 (Cont.) FILE NO.: Z -6120-D Lands ca a Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (APRIL 12, 2001) Bill Dean and Jim Hathaway were present, representing the application. Staff briefly described the proposed PRD development. Staff noted that some additional information was needed on the project and additional items needed to be shown on the proposed site plan and preliminary plat. Bill Dean noted that the PRD project would be developed in one (1) phase. He noted that the PRD would be developed concurrently with Phase I of the Capitol Lakes Estates Subdivision. In response to a question from staff, Mr. Dean noted that the development would not utilize City garbage collection. He noted that the proposed trash compactor would be moved to a more centralized location of the property. The Public Works requirements were discussed. The proposed streets which run from Rushmore Avenue to the 80 -acre property to the east were discussed at length. Public Works noted that these two streets needed to be public streets given the future development potential of the adjacent 80 acre tract. Staff made the applicant aware of the Fire Department comments as noted in paragraph E. of this report. Mr. Dean noted that he would meet with the Fire Department to resolve the turnaround issue. Mr. Hathaway briefly discussed the PRD rezoning with the Committee. He noted that the applicant had also filed an MF -12 rezoning application for seven acres of property to the west. (Item 1. on this agenda). After the discussion, the Committee forwarded the PRD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan and preliminary plat to staff on April 19, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan provides turnarounds at the 0 May 3, 2001 ITEM NO.: 2 (Cont.) FILE NO.: Z -6120-D ends of the internal streets, moves the garbage compactor to a central location and shows sign locations. The revised plan also shows areas of the site which will remain undisturbed. The revised preliminary plat complies with the requirements as set forth by staff at the Subdivision Committee meeting. The revised site plan shows three (3) sign locations. There is a monument sign at the corner of Rushmore Avenue and West Kanis Road and a directional sign at each development entrance. The monument sign will have a maximum height of six (6) feet and a maximum area of 32 square feet, as typically allowed by City ordinance for a subdivision. Each directional sign will have a maximum height of six (6) feet and a maximum area of four (4) square feet. The signs are shown on the plan in the right-of-way. The signs must be moved out of the right-of-way and be at least five (5) feet back from property lines. Each unit as shown on the plan will have a two -car garage. The ordinance typically requires one (1) parking space per single family lot. There are no parking issues associated with the development. As noted in paragraph A., the proposed PRD development will have two (2) access points from Rushmore Avenue. The northern access will be a private drive (Pinion Drive), with the southern access (Castor Drive) being a dedicated public street with 60 feet of right-of-way. These two (2) streets will provide access to the PRD development and the adjacent property to the east. The Bill of Assurance for this subdivision must explain that the private access easements within this property will be for the benefit of the individual lot owners and the adjacent property owner to the east. The applicant has noted that this proposed attached single family residential development will be constructed in one (1) phase. The project will be developed concurrently with the construction of Phase I of the Capitol Lakes Estates Subdivision. After construction of the new streets within Phase I of Capitol Lakes Estates the portion of the existing Cooper Orbit Road which runs through the east portion of this property must be abandoned. As noted on the attached master plan, West Kanis Road will tie into the existing Cooper Orbit Road at the northeast corner of the property. Rushmore Avenue will attach to the existing Cooper Orbit 7 May 3, 2001 ITEM NO.: 2 (Cont.) FILE NO.: Z -6120-D Road right-of-way at the completion of Phase I and again with the completion of Phase II. To staff's knowledge there are no outstanding issues associated with proposed PRD rezoning. The Public Works Department has reviewed the revised site plan and preliminary plat and notes that there are no issues left to be resolved. The applicant has done a good job in addressing the issues as raised by staff and the Subdivision Committee, and revising the plans accordingly. The rezoning of this property from MF -12 to PRD for an attached single family development (platted lots, owner -occupied) should have no adverse impact on the general area, as the proposed density will be 5.3 single family dwellings per gross acre. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PRD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Any site lighting must be low-level and directed away from adjacent R-2 zoned property. 3. The garbage compactor must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 4. The maintenance of the private streets, access drives, drainage areas, internal walk/bike paths and common areas must be provided by the property owner's association and explained in the Bill of Assurance for the subdivision. 5. The Bill of Assurance must also explain that the access easements are for the benefit of the individual lot owners and the adjacent property owner to the east. 6. The abandonment of the section of Cooper Orbit Road which runs through this property must not take place until the new streets within Phase I, Capitol Lakes Estates are constructed and accepted by the City. 7. The maximum sizes for the proposed signs will be as noted in paragraph H. of this report. The signs must be moved out of the right-of-way and be at least five (5) feet back from property lines. 8 May 3, 2001 ITEM NO.: 2 (Cont.) FILE NO.: Z -6120-D PLANNING COMMISSION ACTION: (MAY 3, 2001) Jim Hathaway and James Dreher were present, representing the application. Staff briefly described the proposed PRD with a recommendation of approval as noted in paragraph I. of this report. There were two (2) persons present with concerns. Jim Hathaway addressed the Commission in support of the application. He asked to hear from the concerned parties and then respond to the concerns. Eulalia Araoz, adjacent property owner to the east, discussed the two (2) proposed access points to her property through the PRD development. She discussed various notations within the agenda report. She stated that Pinion Drive should be a public street. Carlos Araoz, also owner of the adjacent property to the east, addressed the Commission. He also stated that Pinion Drive should be a public street. Jim Hathaway stated that the approved preliminary plat for Capitol Lakes Estates provided for access to the Araoz property from the north at the northeast corner of the Capitol Lakes property. He noted that this PRD development would provide a much better access to the Araoz property. He noted that Public Works revised their original recommendation, and supported Pinion Drive to be a private street as long as it extended to the Araoz property. There was additional discussion of the issue of access to the adjacent east property. Commissioner Nunnley asked if the staff recommendation included both Pinion and Castor Drives being public streets. Bob Turner, Director of Public Works, explained that he had met with the applicant and that Public Works supported Pinion Drive as a private street. Commissioner Lowry asked if a 24 foot wide street (Pinion Drive) would be sufficient for fire protection and access. Mr. Turner noted that the street would support fire access and that the street would provide an emergency/secondary access to the adjacent east property. Mr. Turner noted that Public Works supported the project as proposed. Commissioner Rahman questioned why the private street (Pinion Drive) extended to the adjacent east property. Mr. Turner noted that he did not know how the property to the east would develop May 3, 2001 ITEM NO.• 2 (Cont.) FILE NO.: Z -6120-D in the future. He stated that Pinion Drive would provide an emergency access to the east property. This issue was briefly discussed. Commissioner Adcock asked about past Fire Department letters relating to street width and on -street parking. Mr. Turner discussed this issue. Commissioner Adcock asked if there would be "no parking" signs on Pinion Drive. James Dreher stated that each single family unit would have a two -car garage and he did not anticipate on -street parking. There was further discussion of the access to the adjacent property to the east. It was also discussed and noted that the Fire Department had no problem with the proposed site plan. There was a motion to approve the PRD rezoning as recommended by staff. The motion passed by a vote of 9 ayes, 1 nay and 1 absent. 10