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HomeMy WebLinkAboutZ-6120-J Staff AnalysisFILE NO.: Z NAME: Capitol Lakes Estates Governors Manor Long -form PD -R LOCATION: located North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Capitol Lakes Estates LLC P.O. Box 13256 Maumelle, AR 72113 ENGINEER: William L. Dean, Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.12 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 45 R-2, Single-family Single-family residential lav FT. NEW STREET: 1327 LF PROPOSED USE: Single-family residential VARIANCES/WAIVERS REQUESTED: Plat Variances - 1. A variance to allow a reduced front lot width on selected lots. 2. A variance to allow a reduced lot depth on selected lots. 3. A variance to allow a reduced minimum lot square footage on selected lots. 4. A variance to allow a reduced front yard building line on selected lots. 5. A variance to allow the development of the subdivision with private streets. BACKGROUND: The Little Rock Planning Commission reviewed a proposed preliminary plat application for the site at their April 22, 2004 Public Hearing. The Commission made a recommendation of approval of the proposed preliminary plat, which was then forwarded to the Little Rock Board of Directors for final action on September 7, 2004. The Little Rock Board of Directors denied the requested variances for the proposed preliminary plat and suggested the applicant refile the request as a PD -R through the FILE NO.: Z-6120-J(Cont.) planned development process. The applicant is now filing the PD -R request to rezone the site and place certain conditions on the PD -R zoning as outlined below. A. APPLICANT'S STATEMENT/PROPOSAL REQUEST: The applicant is requesting the subdivision of this 9.12 -acre site into 45 single- family lots through the planned development process with the creation of a plat/plan. The proposed request will result in a density of 4.9 units per acre. There are several variances from the Subdivision Ordinance being requested as a part of the development. The applicant has requested a reduced front building line, reduced lot depth, a reduced lot width on several of the proposed lots and a reduced minimum lot square footage. The applicant has also indicated the subdivision will be designed as a gated community but the gates will not be installed at this time. The proposed development indicates the average size of the lots as 50 -feet by 90 -feet. The proposed lots are designed to accommodate "patio" or "garden style" homes with smaller yards. Buildable areas on the lots range from approximately 4600 to 2150 square feet with the smallest allowable residence to be 1600 square feet. The proposed development will have a density of 4.9 units per acre. The lots will have a 12.5 -foot front building line, 5 -foot side yard setbacks, and 10 -foot rear yard setback. Each lot will have a minimum of 1600 square feet of private open space. The development will construct 1327 feet of private street, built to City standard. The entrance of the development is designed to be gated at a later date if the property owners association elects to install gates. All drainage facilities will be constructed to current City standard. All structures built inside the development will be subject to approval of an Architectural Control Committee. The Developer will function as the Declarent for the Architectural Control Committee until the Development has sufficient members to fill the committee. The Declarent may appoint an Approving Agent to administer all architectural control duties, which will approve or disapprove all plans. No improvement shall be constructed or maintained on any lot unless prior approval is obtained from the Declarent. The proposed improvement plans shall indicate the location of the proposed improvement on the lot, along with any driveways or sidewalks, to ensure adequate views and privacy within the subdivision. Only one detached single- family residence not to exceed two and one-half stories in height will be placed on any lot. All residence less than 3000 square feet shall have a minimum roof pitch of 10/12 and those greater than 3000 square feet shall have a minimum roof pitch of 8/12. All roofs shall have architectural shingles. All exteriors shall be 100 percent brick, dryvit or rock to the facia, with siding being permitted above the facia. Each lot will be allowed one accessory structure. The accessory structure will be of an architectural design and exterior finish in harmony with the residence and general surroundings. The accessory structure shall not exceed 2 FILE NO.: Z -6120-J Cont. 10 C. the height or floor area of the principal dwelling. No prefabricated structures or metal buildings will be permitted as accessory structures. The Declarent shall install a six foot tall wrought iron fence along all lot lines which abut Capitol Hills Boulevard and the Oasis Renewal Center, specifically the side lot line of Lots 1, 45, 37, 36, 29, and 28; which are adjacent to Capitol Hills Boulevard, and the rear lot line of Lots 9 through 28; which are adjacent to the Oasis Renewal Center. Lot owners shall not be allowed to remove or install any other fencing along those lot lines where the Declarent has installed wrought iron fencing. All privacy fences installed by the lot owner shall be six feet in height and 100 percent cedar wood. No chain link or similar fence will be used under any circumstances. Any retaining walls shall be constructed of 100 percent brick, brick or stucco material. The applicant has indicated the Property Owners Association will be responsible for maintaining the wrought iron fencing installed by the Declarent. The areas designated on the plat as Pennsylvania Court, Governors Cove, Pennsylvania Avenue, the entrance and exit gates to the property, all related landscaping islands and related structures, and all improvements are to be maintained by the Property Owners Association. The open space and Lake Governor is to be maintained by the owners of lots in the proposed subdivision in conjunction with the owners of lots in Phase 1 B, Capitol Lakes Estates Addition to the City of Little Rock, Pulaski County, Arkansas. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. EXISTING CONDITIONS: The site is vacant and tree covered. Capitol Hills Boulevard is in place to the south of the proposed subdivision. Rushmore Avenue has also been constructed extending to the south of Capitol Hills Boulevard. A multi -family apartment complex is located to the south of the site. That development will be constructed in three phases with the first phase complete and two additional phases proposed. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area resident concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Spring Valley Manor 3 FILE NO.: Z -6120-J Homeowners Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets must be built to the same standard as public streets. A continuous sidewalk would be required on Pennsylvania Avenue, Pennsylvania Court, and Governor's Cove. No sidewalk would be required on the cul-de-sacs. 2. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 3. 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. 4. Prepare a letter of pending development addressing street lights as 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. 5. Because of the exit gate arrangement, solid waste from Lots 43, 44 and 45 must be collected from the west side of Governor's Cove. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Relocation of existing sewer main required from under proposed Lake and embankments. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. 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 and installation of private fire hydrants 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 918-3752 for additional information. 4 FILE NO.: Z -6120-J Cont. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential Development -PRD for a single family plat. The density will not be greater than six homes per acres. The request does not require a change to the Land Use Plan. Master Street Plan: Capital Hills Boulevard is shown as a Minor Arterial while Rushmore Avenue and Cooper Orbit Road are shown as Collectors on the Master Street Plan. Partial improvements are in place on the streets and portions of these streets may require dedication of right-of-way and street improvements. 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) Mr. James Dreher of Civil Design Consulting Engineers was present representing the request. Staff stated the development was previously reviewed by the Commission as a preliminary plat but the associated variances were denied by the Board of Directors. Staff stated, upon encouragement by the Board of Directors the applicant had resubmitted the request as a PD -R. Staff noted there were assurances from the Bill of Assurance that could be considered through the PD -R that could not be considered with a preliminary plat. Staff requested Mr. Dreher provide additional items necessary to compete the review process. Staff requested Mr. Dreher correct the number of lots in the general notes section of the proposed site plan. Staff also requested he provide the total acreage of the lake and the areas identified as green space on the proposed preliminary plat. Staff questioned if the development would be constructed on a single phase or in multiple phases. Mr. Dreher stated the development could be final platted in one phase. Public Works comments were addressed. Staff noted sidewalks would be required within the development. Mr. Dreher stated sidewalks would be placed on all streets except the cul-de-sac streets. Staff noted a grading permit would be required prior to final development. 5 FILE NO.: Z -6120-J Cont. Staff noted the comment from Little Rock Wastewater concerning the existing sewer line located under the proposed lake. Mr. Dreher stated the sewer line would be relocated prior to construction of the lake. 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 site plan to staff on November 3, 2004 addressing most of the issues raised at the October 2&, 2004 Subdivision Committee meeting. The applicant has indicated all proposed setbacks and indicated the proposed open space areas as tracts. The applicant has also indicated sidewalks as requested by Public Works. The applicant has indicated the sewer line will be relocated prior to construction of the detention basin/pond. The proposed development indicates an average lot size of fifty -feet by ninety - feet or 4,500 square feet. The proposed development will require plat variances from the Subdivision Ordinance to allow reduced front lot widths, reduced lot depths and reduced lot minimum square footage. A variance is required for Lots 2 — 35 and 38 - 44 for a reduced minimum lot width and a variance is required for Lots 1 — 34 and Lots 37 — 45 for a reduced lot depth. Lots 2 — 35 and 38 — 44 are proposed with square footages less then the required 7,000 square feet. The applicant has also indicated a front building line of twelve and one -half -feet on all the proposed lots adjacent to the interior streets. The applicant has indicated the minimum buildable area on each lot with 2,150 square feet being the minimum proposed and an average buildable area of 2,620 square feet. The applicant has also indicated the side yard setback as five feet and a rear yard setback of ten feet. The applicant has indicated the building line adjacent to Capitol Hills Boulevard as thirty-five feet, consistent with the minimum required building line adjacent to an arterial street. The applicant has indicated the development will be enclosed with a six-foot wood fence adjacent to the street and within the required building setback. The typical maximum fencing height located within the required building setback is four --feet. Staff is supportive of the placement of the six-foot fence within the proposed building setback. The applicant has indicated the development of the subdivision with private streets. Approximately 1,318 linear feet of new street will be added as a result of the development. The development is proposed as a gated community with the gates to be added in the future should the Property Owners Association elect to do so. The applicant has indicated the call box will be located sixty-six feet from the roadway (Capitol Hills Boulevard); sufficient to allow stacking of three cars. The site plan indicates a minimum opening of thirteen feet with a center island between the two proposed gates. Typically staff is supportive of this configuration when two entrances are proposed. �5 FILE NO.: Z -6120-J Cont. The applicant has indicated cul-de-sacs with a minimum fifty -foot turning radius. The proposed turning radius is typical for cul-de-sac street development and is adequate to allow turning of city vehicles such as fire and garbage collection trucks. Staff is supportive of the proposed development. The proposed development is indicated as a patio home development and the applicant has indicated a minimum buildable area sufficient to construct homes similar in size to homes in the area. The proposed density of the development is 4.9 units per acre, consistent with single-family development per the City's Future Land Use Plan. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed homes are developed as proposed, there will be 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. Staff recommends approval of the requested variance to allow reduced lot widths for Lots 2-35 and 38 — 44. Staff recommends approval of the requested variance to allow reduced lots depths for Lots 1-34 and 37-45. Staff recommends approval of the requested variance to allow reduced lot minimum square footages for Lots 2-35 and 38-44. Staff recommends approval of the request to allow the development of the subdivision with private streets. Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback adjacent to Capitol Hills Boulevard. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a positive recommendation of the proposed rezoning request. Mr. Baker Kurrus addressed the Commission with concerns for future development in the area. He stated the City had barricaded the ends of the former Cooper Orbit Road, which had effectively prohibited him access to his property. He stated the phasing plan for Capitol Lake Estates indicated access to his property would be provided by a connection through Tract C. He stated his main concern was that a new street would 7 FILE NO.: Z -6120-J Cont. not be constructed and the right-of-way would be abandoned and he would no longer have access to his property. Staff stated there was a proposed connection shown on the preliminary plat for Tract C. Staff stated the right-of-way for Cooper Orbit Road had not been abandoned and accommodations would be made to allow access to his property prior to that right-of- way abandonment. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. December 2, 2004 ITEM NO.: 6 FILE NO.: Z -6120-J NAME: Capitol Lakes Estates Governors Manor Long -form PD -R LOCATION: located North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Capitol Lakes Estates LLC P.O. Box 13256 Maumelle, AR 72113 ENGINEER: William L. Dean, Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.12 acres NUMBER OF LOTS: 45 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential FT. NEW STREET: 1327 LF PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential VARIANCESMAIVERS REQUESTED: Plat Variances - 1. A variance to allow a reduced front lot width on selected lots. 2. A variance to allow a reduced lot depth on selected lots. 3. A variance to allow a reduced minimum lot square footage on selected lots. 4. A variance to allow a reduced front yard building line on selected lots. 5. A variance to allow the development of the subdivision with private streets. BACKGROUND: The Little Rock Planning Commission reviewed a proposed preliminary plat application for the site at their April 22, 2004 Public Hearing. The Commission made a recommendation of approval of the proposed preliminary plat, which was then forwarded to the Little Rock Board of Directors for final action on September 7, 2004. The Little Rock Board of Directors denied the requested variances for the proposed December 2, 2004 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -6120-J preliminary plat and suggested the applicant refile the request as a PD -R through the planned development process. The applicant is now filing the PD -R request to rezone the site and place certain conditions on the PD -R zoning as outlined below. A. APPLICANT'S STATEMENT/PROPOSAL REQUEST: The applicant is requesting the subdivision of this 9.12 -acre site into 45 single- family lots through the planned development process with the creation of a plat/plan. The proposed request will result in a density of 4.9 units per acre. There are several variances from the Subdivision Ordinance being requested as a part of the development. The applicant has requested a reduced front building line, reduced lot depth, a reduced lot width on several of the proposed lots and a reduced minimum lot square footage. The applicant has also indicated the subdivision will be designed as a gated community but the gates will not be installed at this time. The proposed development indicates the average size of the lots as 50 -feet by 90 -feet. The proposed lots are designed to accommodate "patio" or "garden style" homes with smaller yards. Buildable areas on the lots range from approximately 4600 to 2150 square feet with the smallest allowable residence to be 1600 square feet. The proposed development will have a density of 4.9 units per acre. The lots will have a 12.5 -foot front building line, 5 -foot side yard setbacks, and 10 -foot rear yard setback. Each lot will have a minimum of 1600 square feet of private open space. The development will construct 1327 feet of private street, built to City standard. The entrance of the development is designed to be gated at a later date if the property owners association elects to install gates. All drainage facilities will be constructed to current City standard. All structures built inside the development will be subject to approval of an Architectural Control Committee. The Developer will function as the Declarent for the Architectural Control Committee until the Development has sufficient members to fill the committee. The Declarent may appoint an Approving Agent to administer all architectural control duties, which will approve or disapprove all plans. No improvement shall be constructed or maintained on any lot unless prior approval is obtained from the Declarent. The proposed improvement plans shall indicate the location of the proposed improvement on the lot, along with any driveways or sidewalks, to ensure adequate views and privacy within the subdivision. Only one detached single- family residence not to exceed two and one-half stories in height will be placed on any lot. All residence less than 3000 square feet shall have a minimum roof pitch of 10/12 and those greater than 3000 square feet shall have a minimum roof pitch of 8/12. All roofs shall have architectural shingles. All exteriors shall 2 December 2, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -6120-J be 100 percent brick, dryvit or rock to the facia, with siding being permitted above the facia. Each lot will be allowed one accessory structure. The accessory structure will be of an architectural design and exterior finish in harmony with the residence and general surroundings. The accessory structure shall not exceed the height or floor area of the principal dwelling. No prefabricated structures or metal buildings will be permitted as accessory structures. The Declarent shall install a six foot tall wrought iron fence along all lot lines which abut Capitol Hills Boulevard and the Oasis Renewal Center, specifically the side lot line of Lots 1, 45, 37, 36, 29, and 28; which are adjacent to Capitol Hills Boulevard, and the rear lot line of Lots 9 through 28; which are adjacent to the Oasis Renewal Center. Lot owners shall not be allowed to remove or install any other fencing along those lot lines where the Declarent has installed wrought iron fencing. All privacy fences installed by the lot owner shall be six feet in height and 100 percent cedar wood. No chain link or similar fence will be used under any circumstances. Any retaining walls shall be constructed of 100 percent brick, brick or stucco material. The applicant has indicated the Property Owners Association will be responsible for maintaining the wrought iron fencing installed by the Declatent. The areas designated on the plat as Pennsylvania Court, Governors Cove, Pennsylvania Avenue, the entrance and exit gates to the property, all related landscaping islands and related structures, and all improvements are to be maintained by the Property Owners Association. The open space and Lake Governor is to be maintained by the owners of lots in the proposed subdivision in conjunction with the owners of lots in Phase 1 B, Capitol Lakes Estates Addition to the City of Little Rock, Pulaski County, Arkansas. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is vacant and tree covered. Capitol Hills Boulevard is in place to the south of the proposed subdivision. Rushmore Avenue has also been constructed extending to the south of Capitol Hills Boulevard. A multi -family apartment complex is located to the south of the site. That development will be constructed in three phases with the first phase complete and two additional phases proposed. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. 3 December 2, 2004 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -6120-J C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area resident concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Spring Valley Manor Homeowners Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets must be built to the same standard as public streets. A continuous sidewalk would be required on Pennsylvania Avenue, Pennsylvania Court, and Governor's Cove. No sidewalk would be required on the cul-de-sacs. 2. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 3. 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. 4. Prepare a letter of pending development addressing street lights as 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. 5. Because of the exit gate arrangement, solid waste from Lots 43, 44 and 45 must be collected from the west side of Governor's Cove. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Relocation of existing sewer main required from under proposed Lake and embankments. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. 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 4 December 2, 2004 SUBDIVISION ITEM NO.: 6 fCont,] FILE NO.: Z -6120-J to normal charges. A water main extension and installation of private fire hydrants 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 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential Development -PRD for a single family plat. The density will not be greater than six homes per acres. The request does not require a change to the Land Use Plan. Master Street Plan: Capital Hills Boulevard is shown as a Minor Arterial while Rushmore Avenue and Cooper Orbit Road are shown as Collectors on the Master Street Plan. Partial improvements are in place on the streets and portions of these streets may require dedication of right-of-way and street improvements. 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) Mr. James Dreher of Civil Design Consulting Engineers was present representing the request. Staff stated the development was previously reviewed by the Commission as a preliminary plat but the associated variances were denied by the Board of Directors. Staff stated, upon encouragement by the Board of Directors the applicant had resubmitted the request as a PD -R. Staff noted there were assurances from the Bill of Assurance that could be considered through the PD -R that could not be considered with a preliminary plat. Staff requested Mr. Dreher provide additional items necessary to compete the review process. Staff requested Mr. Dreher correct the number of lots in the 5 December 2, 2004 SUBDIVISION ITEM NO.: 6 FILE NO.: Z-6120 general notes section of the proposed site plan. Staff also requested he provide the total acreage of the lake and the areas identified as green space on the proposed preliminary plat. Staff questioned if the development would be constructed on a single phase or in multiple phases. Mr. Dreher stated the development could be final platted in one phase. Public Works comments were addressed. Staff noted sidewalks would be required within the development. Mr. Dreher stated sidewalks would be placed on all streets except the cul-de-sac streets. Staff noted a grading permit would be required prior to final development. Staff noted the comment from Little Rock Wastewater concerning the existing sewer line located under the proposed lake. Mr. Dreher stated the sewer line would be relocated prior to construction of the lake. 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 site plan to staff on November 3, 2004 addressing most of the issues raised at the October 28, 2004 Subdivision Committee meeting. The applicant has indicated all proposed setbacks and indicated the proposed open space areas as tracts. The applicant has also indicated sidewalks as requested by Public Works. The applicant has indicated the sewer line will be relocated prior to construction of the detention basin/pond. The proposed development indicates an average lot size of fifty -feet by ninety - feet or 4,500 square feet. The proposed development will require plat variances from the Subdivision Ordinance to allow reduced front lot widths, reduced lot depths and reduced lot minimum square footage. A variance is required for Lots 2 — 35 and 38 - 44 for a reduced minimum lot width and a variance is required for Lots 1 — 34 and Lots 37 — 45 for a reduced lot depth. Lots 2 — 35 and 38 — 44 are proposed with square footages less then the required 7,000 square feet. The applicant has also indicated a front building line of twelve and one -half -feet on all the proposed lots adjacent to the interior streets. The applicant has indicated the minimum buildable area on each lot with 2,150 square feet being the minimum proposed and an average buildable area of 2,620 square feet. The applicant has also indicated the side yard setback as five feet and a rear yard setback of ten feet. The applicant has indicated the building line adjacent to Capitol Hills Boulevard as thirty-five feet, consistent with the minimum required building line adjacent to an arterial street. The applicant has indicated the development will be enclosed with a six-foot wood fence adjacent to the street and within the required building setback. The 0 December 2, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -6120-J typical maximum fencing height located within the required building setback is four -feet. Staff is supportive of the placement of the six-foot fence within the proposed building setback. The applicant has indicated the development of the subdivision with private streets. Approximately 1,318 linear feet of new street will be added as a result of the development. The development is proposed as a gated community with the gates to be added in the future should the Property Owners Association elect to do so. The applicant has indicated the call box will be located sixty-six feet from the roadway (Capitol Hills Boulevard); sufficient to allow stacking of three cars. The site plan indicates a minimum opening of thirteen feet with a center island between the two proposed gates. Typically staff is supportive of this configuration when two entrances are proposed. The applicant has indicated cul-de-sacs with a minimum fifty -foot turning radius. The proposed turning radius is typical for cul-de-sac street development and is adequate to allow turning of city vehicles such as fire and garbage collection trucks. Staff is supportive of the proposed development. The proposed development is 'indicated as a patio home development and the applicant has indicated a minimum buildable area sufficient to construct homes similar in size to homes in the area. The proposed density of the development is 4.9 units per acre, consistent with single-family development per the City's Future Land Use Plan. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed homes are developed as proposed, there will be 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. Staff recommends approval of the requested variance to allow reduced lot widths for Lots 2-35 and 38 — 44. Staff recommends approval of the requested variance to allow reduced lots depths for Lots 1-34 and 37-45. Staff recommends approval of the requested variance to allow reduced lot minimum square footages for Lots 2-35 and 38-44. Staff recommends approval of the request to allow the development of the subdivision with private streets. 7 December 2, 2004 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -6120-J Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback adjacent to Capitol Hills Boulevard. PLANNING COMMISSION ACTION: The applicant was present representing the present. Staff presented the item with a rezoning request. (DECEMBER 2, 2004) request. There was one registered objector positive recommendation of the proposed Mr. Baker Kurrus addressed the Commission with concerns for future development in the area. He stated the City had barricaded the ends of the former Cooper Orbit Road, which had effectively prohibited him access to his property. He stated the phasing plan for Capitol Lake Estates indicated access to his property would be provided by a connection through Tract C. He stated his main concern was that a new street would not be constructed and the right-of-way would be abandoned and he would no longer have access to his property. Staff stated there was a proposed connection shown on the preliminary plat for Tract C. Staff stated the right-of-way for Cooper Orbit Road had not been abandoned and accommodations would be made to allow access to his property prior to that right-of- way abandonment. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. ITEM NO.: 6 FILE NO.: Z -6120-J NAME: Capitol Lakes Estates Governors Manor Long -form PD -R LOCATION: located North of Capitol Hills Boulevard at Rushmore Avenue Planning Staff Comments: 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. Correct the number of lots in the general notes section of the proposed site plan. 3. Provide the acreages of the indicated lake and the areas identified as green space on the proposed preliminary plat. �l 4. Provide a phasing plan, if applicable. Variance[Waivers: Plat Variances — Reduced front building line. Public Works: 1. Private streets must be built to the same standard as public streets. A continuous sidewalk would be required on Pennsylvania Avenue, Pennsylvania Court, and Governor's Cove. No sidewalk would be required on the cul-de-sacs. 2. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 3. 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. 4. Prepare a letter of pending development addressing street lights as 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. 5. Because of the exit gate arrangement, solid waste from Lots 43, 44 and 45 must be collected from the west side of Governor's Cove. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements, if service is required for the project. Relocation of existing sewer main required from under proposed Lake and embankments. Entergy: Approved as submitted.�.�' �l Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capkal 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 and installation private fire hydrants 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 918-3752 for additional information. County Planning: No comment. CATA: No comment received. Planning Division: Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 3, 2004.