HomeMy WebLinkAboutZ-6120-N Staff AnalysisApril 12, 2007
FILE NO.: Z -6120-N
NAME: Tract C Capitol Lakes Estates Long -form PD -R
LOCATION: Located on the Southeast corner of Capitol Hills Boulevard and
Rushmore Avenue
DEVELOPER:
Jay DeHaven
10650 Maumelle Blvd.
Maumelle, AR 72113
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 9.45 Acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
NUMBER OF LOTS
R-2, Single-family
Single-family residential
-- -
FT. NEW STREET: 1,600 LF
PROPOSED USE: Single-family — 44 Patio Homes
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to
allow a reduced platted building line adjacent to a collector street (25 -feet).
BACKGROUND:
On June 20, 1996, the Planning Commission approved a proposal to rezone
42.58± acres from R-2, Single-family to MF -12, Multi -family. The rezoning request was
associated with Capitol Lakes Estates preliminary plat, a 190 + acre development (File
No. S-1100). The property shown for Multi -family was located in two tracts lying on
either side of the proposed realignment of Cooper Orbit Road (Rushmore Avenue),
south of a proposed minor arterial street (Capitol Hills Boulevard). The application was
the third version of proposed multi -family zoning associated with Capitol Lakes Estates.
FILE NO.: Z -6120-N (Cont.)
The first version consisted of a proposal to zone 31 + acres at the southeast corner of
the Capitol Lakes Estates Plat from R-2 to MF -18. Staff was not supportive of the
proposed density and the application drew opposition from the residents of Spring
Valley Manor Subdivision, which is adjacent to the south. The applicant at the Planning
Commission Public Hearing later withdrew the application.
The second version consisted of a proposal to zone 33.8+ acres at the intersection of
the realigned Cooper Orbit Road and an as yet unnamed minor arterial street (Capitol
Hills Boulevard) from R-2 to MF -12. The proposed multi -family property was in two
tracts, a 27+ -acre tract lying south of the arterial street (Capitol Hills Boulevard) and a
7+ -acre tract lying north of the arterial. The multi -family property was moved well north
of the Spring Valley Manor Subdivision and residents of that neighborhood supported
this version. Staff was also able to recommend approval of the application. The density
had been reduced from MF -18 to MF -12. The proposed Multi -family property was
basically within the body of the Capitol Lakes Estates plat with only a perimeter
relationship to the Oasis Renewal Center on the collector street (Rushmore Avenue)
and an arterial street (Capitol Hills Boulevard). There was some opposition to this
proposal from the Oasis Renewal Center. The Planning Commission voted to approve
this application on April 25, 1996. The applicant continued to work with the Oasis
Renewal Center with their concern of locating the 7+ acres of Multi -family property
adjacent to their site. After reaching a compromise with the Oasis Center, the applicant
withdrew this second application from the Board of Directors' agenda and filed a third
version of the proposed rezoning request.
The third version consisted of a proposal to zone 42.58+ acres on either side of the
proposed realignment of Cooper Orbit Road (Rushmore Avenue) from R-2 to MF -12.
The proposed Multi -family property was in two tracts on either side of the new alignment
of Cooper Orbit Road, south of the proposed new arterial street (Capitol Hills
Boulevard). The 27+ acre tract lying south of the arterial and west of proposed Cooper
Orbit Road is the same as in the second (approved) application. The 7+ acres which
was approved on the north side of the arterial (adjacent to the Oasis property) was
moved to a point south of the arterial, on the east side of the proposed alignment of
Cooper Orbit Road and increased to 14.81 acres. The 7+ acres on the north side of the
arterial (adjacent to the Oasis property) was to remain zoned R-2 and was shown as a
"reserved" tract on the Capitol Lakes Estates Preliminary Plat.
The Board of Directors adopted Ordinance No. 17,312 rezoning the property from R-2
to MF -12, with conditions, on November 7, 1996. The conditions were as follows: Any
development which occurs on the property described as Tract C, that tract located on
the east side of Rushmore Avenue was to be limited to 125 dwelling units, Three acres
within the property described as Tract C was to be dedicated as Open Space and not
developed, Capitol Lakes Estates was not to be developed prior to implementation of
sanitary sewer service, whether brought about through formation of a new sewer
improvement district, expansion or the existing sewer improvement district or some
other more feasible cooperative alternative, and with respect to that portion of property
zoned MF -12 which would front on the newly realigned Cooper Orbit Road, a twenty
(20) foot natural buffer was to be maintained along the frontage of the newly aligned
Cooper Orbit Road. If it became necessary to regrade the buffer zone, the regarded
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FILE NO.: Z -6120-N (Cont.
area within the twenty foot buffer strip was to be replanted to a planting density fifty (50)
percent greater than that specified in the Little Rock landscaping ordinance. The
rezoning contained Tract A, 27.77 acres, from R-2, Single-family to MF -12 and Tract C,
14.81 acres, from R-2, Single-family to MF -12.
Ordinance No. 18,496, in June of 2001, established a PRD titled Village on the Lakes
Long -form PRD (this rezoning took a part of Tract C 11.59 acres of the 14.81 acres).
The development was proposed to be an attached single-family, townhouse
development; 11 buildings with a total of 44 single-family residential dwellings on
11.59 acres located east of the proposed Rushmore Avenue. (A proposed density of
5.3 units per acre.)
On July 11, 2002, the Commission reviewed a request to rezone the property on the
west side of Rushmore Avenue to Planned Development — Residential to allow the
development of a 528 -unit apartment complex. The applicant proposed the placement
of 904 parking spaces within the development. A separate request was also filed for a
property zoned MF -12 and located to the east of the PD -R site. The request to rezone
the property to the east from MF -12 to R-2 was also approved. on July 11, 2002. Both
Ordinances were approved by the Little Rack Board of Directors at their August 20,
2002 Public Hearing. Ordinance No. 18,729 rezoned the western MF -12 property to
PD -R and Ordinance No. 18,728 rezoned the eastern MF -12 site to R-2.
The applicant proposed the PD -R development to be constructed in three phases with
156 units being constructed in Phases One and Two and 216 units in the third and final
phase. Capitol Hills Boulevard and Rushmore Avenue have been constructed to allow
access to the site as a part of the Phase I portion of the PRD.
Ordinance No. 18, 898 adopted by the Little Rock Board of Directors on July 15, 2003,
approved a revision to allow the creation of a three -lot plat following the previously
proposed phasing lines. The applicant indicated all three lots would have public street
frontage but access to the public streets only located on Lots 1 and 3. Lot 2 would take
access through a cross access easement across Lots 1 and 3. The Lots were
numbered according to the previous phase lines. The previous drainage and utility plan
did not changed from the original submission.
The applicant revised the building placement slightly to allow for landscape strips
between lots as required by ordinance. The applicant indicated a cross access parking
agreement was not required since each lot has sufficient parking to meet the typical
minimum parking demand for multi -family development.
The Little Rock Board of Directors adopted Ordinance No. 18,963 on October 21, 2003,
revising the PD -R to allow the placement of two trash compactors on the site. The
applicant indicated a private contractor would service the compactors once a week.
The applicant stated with. the compactors near the entrance this should allow the driver
easy access and minimal disturbance to the residents in the early morning hours when
the compactors were serviced.
The development also destroyed the required land use buffer areas previously
proposed on the west and south perimeters of Phase 1 (Lot 1). The request included a
restoration plan for the buffer areas. The restoration plan included plantings in the area
previously designated as the land use buffer area be replanted at double the plantings
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FILE NO.: Z -6120-N (Cont.
required by the landscape ordinance. This included the area to the south and the west
on Lot 1 of the development. The approval included planting of all trees of three inch
caliper and additional 30 -feet of land to the south was to be retained in a conservation
easement and the 30 -feet along with the buffer remaining on Lot 2 be combined with a
tract designated south of Lot 3 to ensure the buffer would be maintained in the future.
On January 29, 2004, the Little Rock Planning Commission reviewed a request by the
applicant to phase the construction of Rushmore Avenue at the eastern boundary of the
site until Lot 3 was developed. The site was originally approved as a single tract
development and was later revised to allow three lots to develop following previously
approved phasing lines. The applicant stated since the PD -R for Capitol Hills
Apartments was revised to allow the creation of the three lots a deferral of street
improvements was customary until the lot abutting the roadway was developed (Lot 3).
The applicant withdrew the request from consideration and the roadways were
constructed.
Ordinance No. 19,277 adopted by the Little Rock Board of Directors on February 15,
2005 revised the previously approved PCD for the apartment portion of the overall
development plan. The proposed revision allowed for the construction of covered
parking and a clubhouse with a pool within the Phase II portion of the development.
On January 18, 2007, the Little Rock Planning Commission was to review a request for
the development of this site located at the Southeast corner of Capitol Hills Boulevard
and Rushmore Avenue. The proposal was to allow the rezoning from R-2, Single-family
to PD -R to establish a site plan for the development of 9.45 acres with 44 patio home
lots. The development was proposed as a gated community with a single entrance from
Rushmore Avenue. The development would be constructed in a single phase. The
PD -R zoning application request was withdrawn from consideration prior to the
Commission acting on the request.
At the January 18, 2007, Planning Commission Public Hearing the Commission
approved a preliminary plat request for an area located to the south of this site. The
approved preliminary plat included a variance from the Land Alteration Ordinance to
allow advanced grading of the entire site with the construction of the public utilities.
The request also included the abandonment of a portion of Cooper Orbit Road and the
eastern 15 -feet of Rushmore Avenue abutting Tract C of the Capitol Lakes Estates
Subdivision. The Little Rock Board of Directors approved the abandonment of Cooper
Orbit Road and Rushmore Avenue on March 20, 2007.
A. PROPOSAUREQUEST:
The property is located at the southeast corner of Cooper Orbit Road and Capitol
Hills Boulevard. The property contains 9.45 acres and proposed for subdivision
into 46 single-family patio home lots. The development is proposed with public
streets and access. A collector street is proposed along the northem portion of
the site as indicated on the City's Master Street Plan connecting properties to the
east with Rushmore Avenue.
A preliminary plat was approved for property located to the south of this site by
the Commission at their January 18, 2007, public hearing. As a part of the plat
approval the applicant was granted approval to grade this site with the
L!
FILE NO.: Z -6120-N (Cont.
development of first phase of the subdivision. The developer is preparing to
break ground on both the subdivision and the second phase of the apartments
located immediately west of this site.
B. EXISTING CONDITIONS:
The site has a number of trees located along the eastern portion of the site. The
western portion of the site was previously cleared and used for storage of dirt for
the construction of Rushmore Avenue. The abandoned Cooper Orbit Road is the
eastern boundary of the proposed site and Rushmore Avenue is the western
boundary. To the north of the site is a tract which is being used as a regional
detention storage area for the Capitol Hills Development. The area to the south
of the site is wooded and a preliminary plat for single-family development was
recently approved. To the west of the site is an apartment development
previously approved in three phases with only the first phase currently
constructed. Northwest of the site are two single-family subdivisions with new
homes being constructed in these areas. The Spring Valley Manor Subdivision is
located further south. Rushmore Avenue has been constructed to Master Street
Plan standard abutting the properties western boundary.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Spring Valley Manor Neighborhood Association along with all
residents, who could be identified, within 300 feet of the site, and all property
owners within 200 feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS.
PUBLIC WORKS CONDITIONS:
1. With the site development, provide the design of the street conforming to
the Master Street Plan. Construct street improvements to the street
including 5 -foot sidewalks with the planned development. Avoyelles
Boulevard should be designed to a collector standard street. Avoyelles
Lane should be constructed to a minor residential standard street. Lady
Bird Court should be designed to a minor residential standard street.
2. The street name Avoyelles Boulevard should continue as the name of the
future collector to at least the next round -a -bout located to the east.
3. Due to the number of driveways on the north side of Avoyelles Boulevard,
the sidewalk is recommended to be placed on the south side of Avoyelles
Boulevard.
4. 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.
FILE NO.: Z -6120-N
E
5. If disturbed area i
from the Arkansas
construction.
1 or more acres, obtain a NPDES storm water permit
Department of Environmental Quality prior to the start of
6. A variance from the Land Alteration Regulations has already been granted
by the Planning Commission for Tract C to clear and grade the entire tract
with construction of the streets and drainage.
7. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Conduit for streetlights should be
installed with other utilities. Contact Traffic Engineering at (501) 379-1813
(Steve Philpott) for additional information.
8. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on a revised plan.
9. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
10. Easements are required for all storm water drainage areas.
11. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
12. Erosion controls must be installed to reduce discharge of polluted storm
water.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: 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. Water main extensions will be required in order to provide
service to this property. Easements will be required for any water mains that are
outside public rights of way. If there are facilities that need to be adjusted and/or
relocated, contact Central Arkansas Water. That work would be done at the
expense of the developer. 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.
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FILE NO.: Z -6120-N
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
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 long form PD -R Planned Residential Development to allow the
development of 9.45 acres with 46 single-family lots for future development of
patio homes.
The request does not require a change to the Land Use Plan.
Master Street Plan: Capitol Hills Boulevard is shown as a Minor Arterial on the
Master Street Plan and Rushmore Avenue is shown as a Collector. These
streets may require dedication of right-of-way and may require street
improvements. A Minor Arterial provides connections to and through an urban
area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Capitol Hills Boulevard since it is a Minor
Arterial. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials. A proposed Collector also crosses this site.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
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: (March 22, 2007)
Mr. Joe White was present representing the request. Staff presented an
overview of the proposed development indicating there were a few outstanding
issues associated with the request. Staff stated the ordinance discouraged
residential lots from taking access from a collector street. Staff suggested
Mr. White review an alternative lot layout to provide access to the lots abutting
the proposed collector street with access possibly through a rear alley. Staff also
requested information concerning any proposed subdivision identification
signage including location, height and area.
rA
FILE NO.: Z -6120-N (Cont.
Public Works comments were addressed. Staff stated the site was previously
approved for a variance from the Land Alteration Ordinance to allow advanced
grading. Staff also stated Avoyelles Boulevard street name should continue to
the east through the existing round -about within the Woodlands Edge
Subdivision.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. 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 addressing some of the
issues raised at the March 22, 2007, Subdivision Committee meeting. The
applicant has indicated signage, sign height and sign location. The applicant is
requesting the allowance of driveway access for the lots fronting Avoyelles
Boulevard. Although the ordinance does not prohibit access the access is
discouraged. Staff has concerns with the lots accessing the road as indicated.
Staff feels with the volume of traffic these future residences will have a difficult
time entering and exiting their drives. In addition, the proposed median does not
allow access to Lot C-1. Staff recommends the median be removed or Lot C-1
be combined with Tract C -A. The plat indicates the sidewalk along Avoyelles
Boulevard along the northern road edge. Staff recommends the sidewalk be
relocated to the south side of Avoyelles Boulevard due to the number of
driveways on the north side of Avoyelles Boulevard.
The applicant has provided a bill of assurance for the proposed subdivision
indicating the homes will be a minimum of 1,250 square feet of heated and
cooled space. The homes are to be a maximum of two and one-half stories in
height. All roof pitches for residences less than 3,000 square feet shall be a
minimum of 10/12 and all roof pitches for residences greater than 3,000 square
feet shall be 8/12. The bill of assurance also establishes an architectural review
committee and architectural control for house construction within the subdivision.
All exteriors shall be at least fifty percent brick, rock or stone, with all (100%) of
the entire foundation of any residences below the first finished floor.
Setbacks are indicated with a 25 -foot front building line along Avoyelles
Boulevard and a 15 -foot front building line adjacent to the interior street. The
indicated setback along Avoyelles Boulevard will require a variance from the
Subdivision Ordinance. The Subdivision Ordinance typically requires the
placement of a 30 -foot building line adjacent to a collector street and 25 -feet
adjacent to a residential street. The site plan indicates the northern lots with a
rear building setback of 15 -feet with the remaining lots indicated with a 20 -foot
rear yard setback. All the side yard setbacks are proposed at five feet. The
zoning ordinance typically allows a rear yard setback of 25 -feet and side yard
setbacks are calculated at 10 percent of the lot width not to exceed eight feet.
0
FILE NO.: Z -6120-N (Cont.
The average lot width indicated is 50 -feet. The side yard setback is consistent
with typical ordinance standards.
Perimeter fencing is proposed with a maximum fence height of six feet and will
be constructed in any combination of brick, stucco, rock, wrought iron and wood
or a wood simulated product. Interior fencing is not proposed but the bill of
assurance established guidelines for construction of interior fences. The
maximum height is six feet and the fences are to be constructed of wood or a
similar construction material as the home located on the lot. Accessory
structures are prohibited.
A single subdivision identification sign is proposed. The sign is located within an
island at the entrance from Rushmore Avenue. The sign is proposed consistent
with signage typically allowed in single-family zones or a maximum of six feet in
height and thirty-two square feet in area.
The property contains 9.45 acres and is proposed for subdivision into
46 single-family patio home lots at a density of 4.75 units per acre. Public street
access is proposed to serve the new homes with a total of 1,745 linear feet of
new street. A collector street is proposed along the northern portion of the site
as indicated on the City's Master Street Plan connecting properties to the east
with Rushmore Avenue. Overall staff is supportive of the request but staff does
have concerns with access to the homes located on the north side of Avoyelles
Boulevard. Otherwise to staffs knowledge there are no outstanding issues
associated with the request. Staff feels the development of single-family homes
on this site is appropriate and should have limited impact on the area.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the median located south of Lot C-1 be removed to allow
driveway access to this lot.
Staff recommends the sidewalk along Avoyelles Boulevard be constructed on the
south side of Avoyelles Boulevard.
Staff recommends approval of the variance request to allow a reduced platted
building line adjacent to a collector street.
PLANNING COMMISSION ACTION:
The applicant was present. There were
presented the item with a recommendation
compliance with the comments and condition
s
(APRIL 12, 2007)
no registered objectors present. Staff
of approval of the request subject to
as outlined in paragraphs, D, E and F of
the above agenda staff report. Staff presented a recommendation the median located
9
FILE NO.: Z -6120-N (Cont.
south of Lot C-1 be removed to allow driveway access to this lot and the sidewalk along
Avoyelles Boulevard be constructed on the, south side of Avoyelles Boulevard. Staff
presented a recommendation of approval of the variance request to allow a reduced
platted building line adjacent to the collector street Section 31-256.1.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
10
April 12, 2007
ITEM NO.: 13
NAME: Tract C Capitol Lakes Estates Long -form PD -R
FILE NO.: Z -6120-N
LOCATION: Located on the Southeast corner of Capitol Hills Boulevard and
Rushmore Avenue
DEVELOPER:
Jay DeHaven
10650 Maumelle Blvd.
Maumelle, AR 72113
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 9.45 Acres
CURRENT ZONING:
LLOWED USES:
PROPOSED ZONING
PROPOSED USE
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
-W
FT. NEW STREET: 1,600 LF
Single-family — 44 Patio Homes
VARIANCESMAIVERS REQUESTED: A variance from the Subdivision Ordinance to
allow a reduced platted building line adjacent to a collector street (25 -feet).
BACKGROUND:
On June 20, 1996, the Planning Commission approved a proposal to rezone
42.58+ acres from R-2, Single-family to MF -12, Multi -family. The rezoning request was
associated with Capitol Lakes Estates preliminary plat, a 190 + acre development (File
No. S-1100). The property shown for Multi -family was located in two tracts lying on
either side of the proposed realignment of Cooper Orbit Road (Rushmore Avenue),
south of a proposed minor arterial street (Capitol Hills Boulevard). The application was
the third version of proposed multi -family zoning associated with Capitol Lakes Estates.
April 12, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.
FILE NO.: Z -6120-N
The first version consisted of a proposal to zone 31+ acres at the southeast corner of
the Capitol Lakes Estates Plat from R-2 to MF -18. Staff was not supportive of the
proposed density and the application drew opposition from the residents of Spring
Valley Manor Subdivision, which is adjacent to the south. The applicant at the Planning
Commission Public Hearing later withdrew the application.
The second version consisted of a proposal to zone 33.8+ acres at the intersection of
the realigned Cooper Orbit Road and an as yet unnamed minor arterial street (Capitol
Hills Boulevard) from R-2 to MF -12. The proposed multi -family property was in two
tracts, a 27+ -acre tract lying south of the arterial street (Capitol Hills Boulevard) and a
7+ -acre tract lying north of the arterial. The multi -family property was moved well north
of the Spring Valley Manor Subdivision and residents of that neighborhood supported
this version. Staff was also able to recommend approval of the application. The density
had been reduced from MF -18 to MF -12. The proposed Multi -family property was
basically within the body of the Capitol Lakes Estates plat with only a perimeter
relationship to the Oasis Renewal Center on the collector street (Rushmore Avenue)
and an arterial street (Capitol Hills Boulevard). There was some opposition to this
proposal from the Oasis Renewal Center. The Planning Commission voted to approve
this application on April 25, 1996. The applicant continued to work with the Oasis
Renewal Center with their concern of locating the 7+ acres of Multi -family property
adjacent to their site. After reaching a compromise with the Oasis Center, the applicant
withdrew this second application from the Board of Directors' agenda and filed a third
version of the proposed rezoning request.
The third version consisted of a proposal to zone 42.58+ acres on either side of the
proposed realignment of Cooper Orbit Road (Rushmore Avenue) from R-2 to MF -12.
The proposed Multi -family property was in two tracts on either side of the new alignment
of Cooper Orbit Road, south of the proposed new arterial street (Capitol Hills
Boulevard). The 27+ acre tract lying south of the arterial and west of proposed Cooper
Orbit Road is the same as in the second (approved) application. The 7+ acres which
was approved on the north side of the arterial (adjacent to the Oasis property) was
moved to a point south of the arterial, on the east side of the proposed alignment of
Cooper Orbit Road and increased to 14.81 acres. The 7+ acres on the north side of the
arterial (adjacent to the Oasis property) was to remain zoned R-2 and was shown as a
"reserved" tract on the Capitol Lakes Estates Preliminary Plat.
The Board of Directors adopted Ordinance No. 17,312 rezoning the property from R-2
to MF -12, with conditions, on November 7, 1996. The conditions were as follows: Any
development which occurs on the property described as Tract C, that tract located on
the east side of Rushmore Avenue was to be limited to 125 dwelling units, Three acres
within the property described as Tract C was to be dedicated as Open Space and not
developed, Capitol Lakes Estates was not to be developed prior to implementation of
sanitary sewer service, whether brought about through formation of a new sewer
improvement district, expansion or the existing sewer improvement district or some
other more feasible cooperative alternative, and with respect to that portion of property
2
April 12, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -6120-N
zoned MF -12 which would front on the newly realigned Cooper Orbit Road, a twenty
(20) foot natural buffer was to be maintained along the frontage of the newly aligned
Cooper Orbit Road. If it became necessary to regrade the buffer zone, the regarded
area within the twenty foot buffer strip was to be replanted to a planting density fifty (50)
percent greater than that specified in the Little Rock landscaping ordinance. The
rezoning contained Tract A, 27.77 acres, from R-2, Single-family to MF -12 and Tract C,
14.81 acres, from R-2, Single-family to MF -12.
Ordinance No. 18,496, in June of 2001, established a PRD titled Village on the Lakes
Long -form PRD (this rezoning took a part of Tract C 11.59 acres of the 14.81 acres).
The development was proposed to be an attached single-family, townhouse
development; 11 buildings with a total of 44 single-family residential dwellings on
11.59 acres located east of the proposed Rushmore Avenue. (A proposed density of
5.3 units per acre.)
On July 11, 2002, the Commission reviewed a request to rezone the property on the
west side of Rushmore Avenue to Planned Development — Residential to allow the
development of a 528 -unit apartment complex. The applicant proposed the placement
of 904 parking spaces within the development. A separate request was also filed for a
property zoned MF -12 and located to the east of the PD -R site. The request to rezone
the property to the east from MF -12 to R-2 was also approved on July 11, 2002. Both
Ordinances were approved by the Little Rock Board of Directors at their August 20,
2002 Public Hearing. Ordinance No. 18,729 rezoned the western MF -12 property to
PD -R and Ordinance No. 18,728 rezoned the eastern MF -12 site to R-2.
The applicant proposed the PD -R development to be constructed in three phases with
156 units being constructed in Phases One and Two and 216 units in the third and final
phase. Capitol Hills Boulevard and Rushmore Avenue have been constructed to allow
access to the site as a part of the Phase I portion of the PRD.
Ordinance No. 18, 898 adopted by the Little Rock Board of Directors on July 15, 2003,
approved a revision to allow the creation of a three -lot plat following the previously
proposed phasing lines. The applicant indicated all three lots would have public street
frontage but access to the public streets only located on Lots 1 and 3. Lot 2 would take
access through a cross access easement across Lots 1 and 3. The Lots were
numbered according to the previous phase lines. The previous drainage and utility plan
did not changed from the original submission.
The applicant revised the building placement slightly to allow for landscape strips
between lots as required by ordinance. The applicant indicated a cross access parking
agreement was not required since each lot has sufficient parking to meet the typical
minimum parking demand for multi -family development.
The Little Rock Board of Directors adopted Ordinance No. 18,963 on October 21, 2003,
revising the PD -R to allow the placement of two trash compactors on the site. The
applicant indicated a private contractor would service the compactors once a week.
The applicant stated with the compactors near the entrance this should allow the driver
3
April 12, 2007
SUBDIVISION
EM NO.: 13 (Cont.
FILE NO.: Z -6120-N
easy access and minimal disturbance to the residents in the early morning hours when
the compactors were serviced.
The development also destroyed the required land use buffer areas previously
proposed on the west and south perimeters of Phase 1 (Lot 1). The request included a
restoration plan for the buffer areas. The restoration plan included plantings in the area
previously designated as the land use buffer area be replanted at double the plantings
required by the landscape ordinance. This included the area to the south and the west
on Lot 1 of the development. The approval included planting of all trees of three inch
caliper and additional 30 -feet of land to the south was to be retained in a conservation
easement and the 30 -feet along with the buffer remaining on Lot 2 be combined with a
tract designated south of Lot 3 to ensure the buffer would be maintained in the future.
On January 29, 2004, the Little Rock Planning Commission reviewed a request by the
applicant to phase the construction of Rushmore Avenue at the eastern boundary of the
site until Lot 3 was developed. The site was originally approved as a single tract
development and was later revised to allow three lots to develop following previously
approved phasing lines. The applicant stated since the PD -R for Capitol Hills
Apartments was revised to allow the creation of the three lots a deferral of street
improvements was customary until the lot abutting the roadway was developed (Lot 3).
The applicant withdrew the request from consideration and the roadways were
constructed.
Ordinance No. 19,277 adopted by the Little Rock Board of Directors on February 15,
2005 revised the previously approved PCD for the apartment portion of the overall
development plan. The proposed revision allowed for the construction of covered
parking and a clubhouse with a pool within the Phase II portion of the development.
On January 18, 2007, the Little Rock Planning Commission was to review a request for
the development of this site located at the Southeast corner of Capitol Hills Boulevard
and Rushmore Avenue. The proposal was to allow the rezoning from R-2, Single-family
to PD -R to establish a site plan for the development of 9.45 acres with 44 patio home
lots. The development was proposed as a gated community with a single entrance from
Rushmore Avenue. The development would be constructed in a single phase. The
PD -R zoning application request was withdrawn from consideration prior to the
Commission acting on the request.
At the January 18, 2007, Planning Commission Public Hearing the Commission
approved a preliminary plat request for an area located to the south of this site. The
approved preliminary plat included a variance from the Land Alteration Ordinance to
allow advanced grading of the entire site with the construction of the public utilities.
The request also included the abandonment of a portion of Cooper Orbit Road and the
eastern 15 -feet of Rushmore Avenue abutting Tract C of the Capitol Lakes Estates
Subdivision. The Little Rock Board of Directors approved the abandonment of Cooper
Orbit Road and Rushmore Avenue on March 20, 2007.
2
April 12, 2007
SUBDIVISIO
ITEM NO.: 13
A. PROPOSAUREQUEST:
FILE NO.: Z -6120-N
The property is located at the southeast corner of Cooper Orbit Road and Capitol
Hills Boulevard. The property contains 9.45 acres and proposed for subdivision
into 46 single-family patio home lots. The development is proposed with public
streets and access. A collector street is proposed along the northern portion of
the site as indicated on the City's Master Street Plan connecting properties to the
east with Rushmore Avenue.
A preliminary plat was approved for property located to the south of this site by
the Commission at their January 18, 2007, public hearing. As a part of the plat
approval the applicant was granted approval to grade this site with the
development of first phase of the subdivision. The developer is preparing to
break ground on both the subdivision and the second phase of the apartments
located immediately west of this site.
B. EXISTING CONDITIONS:
The site has a number of trees located along the eastern portion of the site. The
western portion of the site was previously cleared and used for storage of dirt for
the construction of Rushmore Avenue. The abandoned Cooper Orbit Road is the
eastern boundary of the proposed site and Rushmore Avenue is the western
boundary. To the north of the site is a tract which is being used as a regional
detention storage area for the Capitol Hills Development. The area to the south
of the site is wooded and a preliminary plat for single-family development was
recently approved. To the west of the site is an apartment development
previously approved in three phases with only the first phase currently
constructed. Northwest of the site are two single-family subdivisions with new
homes being constructed in these areas. The Spring Valley Manor Subdivision is
located further south. Rushmore Avenue has been constructed to Master Street
Plan standard abutting the properties western boundary.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Spring Valley Manor Neighborhood Association along with all
residents, who could be identified, within 300 feet of the site, and all property
owners within 200 feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
With the site development, provide the design of the street conforming to
the Master Street Plan. Construct street improvements to the street
including 5 -foot sidewalks with the planned development. Avoyelles
Boulevard should be designed to a collector standard street. Avoyelles
5
April 12, 2007
SUBDIVISIO
ITEM NO.: 13 Cont. FILE NO.: Z -6120-N
E
Lane should be constructed to a minor residential standard street. Lady
Bird Court should be designed to a minor residential standard street.
2. The street name Avoyelles Boulevard should continue as the name of the
future collector to at least the next round -a -bout located to the east.
3. Due to the number of driveways on the north side of Avoyelles Boulevard,
the sidewalk is recommended to be placed on the south side of Avoyelles
Boulevard.
4. 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. A variance from the Land Alteration Regulations has already been granted
by the Planning Commission for Tract C to clear and grade the entire tract
with construction of the streets and drainage.
7. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Conduit for streetlights should be
installed with other utilities. Contact Traffic Engineering at (501) 379-1813
(Steve Philpott) for additional information.
8. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on a revised plan.
9. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
10. Easements are required for all storm water drainage areas.
11. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
12. Erosion controls must be installed to reduce discharge of polluted storm
water.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
No
April 12, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.
AT & T: No comment received.
FILE NO.: Z -6120-N
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. Water main extensions will be required in order to provide
service to this property. Easements will be required for any water mains that are
outside public rights of way. If there are facilities that need to be adjusted and/or
relocated, contact Central Arkansas Water. That work would be done at the
expense of the developer. 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: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
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 long form PD -R Planned Residential Development to allow the
development of 9.45 acres with 46 single-family lots for future development of
patio homes.
The request does not require a change to the Land Use Plan.
Master Street Plan: Capitol Hills Boulevard is shown as a Minor Arterial on the
Master Street Plan and Rushmore Avenue is shown as a Collector. These
streets may require dedication of right-of-way and may require street
improvements. A Minor Arterial provides connections to and through an urban
area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Capitol Hills Boulevard since it is a Minor
Arterial. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials. A proposed Collector also crosses this site.
Bicvcle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
7
April 12, 2007
SUBDIVISION
ITEM NO.: 13
FILE NO.: Z -6120-N
Cit Reco nized Neiahborhood 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: (March 22, 2007)
Mr. Joe White was present representing the request. Staff presented an
overview of the proposed development indicating there were a few outstanding
issues associated with the request. Staff stated the ordinance discouraged
residential lots from taking access from a collector street. Staff suggested
Mr. White review an alternative lot layout to provide access to the lots abutting
the proposed collector street with access possibly through a rear alley. Staff also
requested information concerning any proposed subdivision identification
signage including location, height and area.
Public Works comments were addressed. Staff stated the site was previously
approved for a variance from the Land Alteration Ordinance to allow advanced
grading. Staff also stated Avoyelles Boulevard street name should continue to
the east through the existing round -about within the Woodlands Edge
Subdivision.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. 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 addressing some of the
issues raised at the March 22, 2007, Subdivision Committee meeting. The
applicant has indicated signage, sign height and sign location. The applicant is
requesting the allowance of driveway access for the lots fronting Avoyelles
Boulevard. Although the ordinance does not prohibit access the access is
discouraged. Staff has concerns with the lots accessing the road as indicated.
Staff feels with the volume of traffic these future residences will have a difficult
time entering and exiting their drives. In addition, the proposed median does not
allow access to Lot C-1. Staff recommends the median be removed or Lot C-1
be combined with Tract C -A. The plat indicates the sidewalk along Avoyelles
Boulevard along the northern road edge. Staff recommends the sidewalk be
relocated to the south side of Avoyelles Boulevard due to the number of
driveways on the north side of Avoyelles Boulevard.
H;
April 12, 2007
SUBDIVISION
ITEM NO.: 13 (Cont.
FILE NO.: Z -6120-N
The applicant has provided a bill of assurance for the proposed subdivision
indicating the homes will be a minimum of 1,250 square feet of heated and
cooled space. The homes are to be a maximum of two and one-half stories in
height. All roof pitches for residences less than 3,000 square feet shall be a
minimum of 10/12 and all roof pitches for residences greater than 3,000 square
feet shall be 8/12. The bill of assurance also establishes an architectural review
committee and architectural control for house construction within the subdivision.
All exteriors shall be at least fifty percent brick, rock or stone, with all (100%) of
the entire foundation of any residences below the first finished floor.
Setbacks are indicated with a 25 -foot front building line along Avoyelles
Boulevard and a 15 -foot front building line adjacent to the interior street. The
indicated setback along Avoyelles Boulevard will require a variance from the
Subdivision Ordinance. The Subdivision Ordinance typically requires the
placement of a 30 -foot building line adjacent to a collector street and 25 -feet
adjacent to a residential street. The site plan indicates the northern lots with a
rear building setback of 15 -feet with the remaining lots indicated with a 20 -foot
rear yard setback. All the side yard setbacks are proposed at five feet. The
zoning ordinance typically allows a rear yard setback of 25 -feet and side yard
setbacks are calculated at 10 percent of the lot width not to exceed eight feet.
The average lot width indicated is 50 -feet. The side yard setback is consistent
with typical ordinance standards.
Perimeter fencing is proposed with a maximum fence height of six feet and will
be constructed in any combination of brick, stucco, rock, wrought iron and wood
or a wood simulated product. Interior fencing is not proposed but the bill of
assurance established guidelines for construction of interior fences. The
maximum height is six feet and the fences are to be constructed of wood or a
similar construction material as the home located on the lot. Accessory
structures are prohibited.
A single subdivision identification sign is proposed. The sign is located within an
island at the entrance from Rushmore Avenue. The sign is proposed consistent
with signage typically allowed in single-family zones or a maximum of six feet in
height and thirty-two square feet in area.
The property contains 9.45 acres and is proposed for subdivision into
46 single-family patio home lots at a density of 4.75 units per acre. Public street
access is proposed to serve the new homes with a total of 1,745 linear feet of
new street. A collector street is proposed along the northern portion of the site
as indicated on the City's Master Street Plan connecting properties to the east
with Rushmore Avenue. Overall staff is supportive of the request but staff does
have concerns with access to the homes located on the north side of Avoyelles
Boulevard. Otherwise to staff's knowledge there are no outstanding issues
associated with the request. Staff feels the development of single-family homes
on this site is appropriate and should have limited impact on the area.
9
April 12, 2007
SUBDIVISION
ITEM NO.: 13(Cont.)FILE NO.: Z -6120-N
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the median located south of Lot C-1 be removed to allow
driveway access to this lot.
Staff recommends the sidewalk along Avoyelles Boulevard be constructed on the
south side of Avoyelles Boulevard.
Staff recommends approval of the variance request to allow a reduced platted
building line adjacent to a collector street.
PLANNING COMMISSION ACTION: (APRIL 12, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of 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. Staff presented a recommendation the median located
south of Lot C-1 be removed to allow driveway access to this lot and the sidewalk along
Avoyelles Boulevard be constructed on the south side of Avoyelles Boulevard. Staff
presented a recommendation of approval of the variance request to allow a reduced
platted building line adjacent to the collector street Section 31-256.1.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
10
EM NO.: 13.
V,C31Pic IT1
NAME: Tract C Capitol Lakes Estates Long -form PD -R
LOCATION: located on the Southeast corner of Capitol Hills Boulevard and Rushmore
Avenue
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 28, 2007. The Office of
Planning and Development must receive the proof of notice no later than April 5,
2007.
2. The Subdivision Ordinance typically requires the placement of a 30 -foot building line
adjacent to collector streets. The plat indicates the placement of a 25 -foot building
line adjacent to the indicated collector street. Staff has concerns with the reduced
building line due to the lots taking access from the street and the volume of traffic
the street will carry.
3. The plat indicates the placement of a 20 -foot rear yard building line and five foot side
yard setbacks. The lots abutting the proposed residential street is indicated with a
15 -foot building line. The lots are indicated with a typically lot width of 50 -feet and
lot depth of 100 -feet.
4. Provide details of any fencing proposed within the development or around the
perimeter including construction material, height and area.
5. Provide a preliminary Bill of Assurance for the subdivision indicating the total square
footage of the homes, the construction materials, architectural control committees,
building heights etc.
6. The Subdivision Ordinance Section 31-210(2) — Collector streets, states residential
lots shall take access from other streets within the subdivision. The lots abutting
Ayoyelles Boulevard all appear to take access from the collector street. As well as
indicated Lots C-34 — C-36.
7. Are any outbuildings proposed within the subdivision or will the bill of assurance
prohibit outbuildings.
8. Indicated in the Bill of Assurance who will be responsible for the maintenance of the
indicated Tract. Label the tracts as Tracts C -A and/or C -B.
9. Provide the total percentage of building coverage, percentage of green space both
public and private.
10. Will there be a subdivision identification sign located at the entrance to the
development. If so provide a note indicating the location, total height and area. The
typically signage allowed for single-family subdivisions is a maximum of six feet in
height and thirty-two square feet in area.
11. The PD section of the ordinance requires a minimum of ten to fifteen percent of the
gross PDR area shall be designated as common usable open space. Also single
Item # 13
family development shall have a minimum of five hundred square feet of usable
private open space per unit (Section 36-346(h)(1 & 2).
Variance/Waivers: None requested.
Public Works Conditions:
1. With the site development, provide the design of the street conforming to the Master
Street Plan. Construct street improvements to the street including 5 -foot sidewalks
with the planned development. Avoyelles Boulevard should be designed to a
collector standard street. Avoyelles Lane should be constructed to a minor
residential standard street. Lady Bird Court should be designed to a minor
residential standard street.
2. The street name Avoyelles Boulevard should continue as the name of the future
collector to at least the next round -a -bout located to the east.
3. Due to the number of driveways on the north side of Avoyelles Boulevard, the
sidewalk is recommended to be placed on the south side of Avoyelles Boulevard.
4. 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
6. A variance from the Land Alteration Regulations has already been granted by the
Planning Commission for Tract C to clear and grade the entire tract with construction
of the streets and drainage.
7. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Conduit for streetlights should be installed
with other utilities. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for
additional information.
8. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on a revised plan.
9. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
10. Easements are required for all storm water drainage areas.
11. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
12. Erosion controls must be installed to reduce discharge of polluted storm water.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements. Contact Little Rock
Wastewater Utility at 688-1414.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
Item # 13
AT & T: 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. Water main extensions will be required in order to provide service to this
property. Easements will be required for any water mains that are outside public rights
of way. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer. 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: Install and place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Plannin : No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
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
long form PD -R Planned Residential Development to allow the development of 9.45
acres with 46 single-family lots for future development of patio homes.
The request does not require a change to the Land Use Plan.
Master Street Plan: Capitol Hills Boulevard is shown as a Minor Arterial on the Master
Street Plan and Rushmore Avenue is shown as a Collector. These streets may require
dedication of right-of-way and may require street improvements. A Minor Arterial
provides connections to and through an urban area and their primary function is to
provide short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Capitol Hills Boulevard
since it is a Minor Arterial. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. A proposed Collector also crosses this site.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development.
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.
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 28, 2007.
Item # 13