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HomeMy WebLinkAboutZ-6378-A Staff AnalysisJuly 11,-2002, ITEM NO.: 3 NAME: Blackthorn Subdivision PD -R FILE NO.: Z -6378-A LOCATION: North of the intersection of Taylor Loop Road and Holmes Street DEVELOPER: Woodhaven Homes 3 Stone Haven Court Little Rock, AR 72223 AREA: 1.60 Acres CURRENT ZONING NUMBER OF LOTS: 8 R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential ENGINEER: Civil Design Engineers, Inc. 15104 Cantrell Road Little Rock, AR 72223 NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A private street to serve the development. BACKGROUND: This small parcel has a brief history for platting. A small lot single family plat with a short cul-de-sac was approved in 1996 with six (6) lots. The project did not work and the owner offered a proposal for multifamily. The applicant filed an application for the September 1997, Public Hearing, a proposal to construct eleven (11) multifamily units in four (4) buildings resulting in a density of 6.5 units per acre. The applicant proposed the parking to be internalized using the buildings to shield the parking. July 11, 2002, ITEM NO.: 3 {Cont) FILE NO.: Z -6378-A The neighborhood and Staff were not supportive of the proposed multifamily development. The applicant requested the PD -R application be withdrawn from consideration. A. PROPOSALIREQUEST: The applicant is now proposing a single-family development on this 1.6 acre site to allow the construction of eight (8) garden style patio homes. The homes are estimated to be 1800 to 2000 square feet in size and accessed by a private street in the form of a cul-de-sac. The applicant proposes the construction to be brick or frame with architectural shingles and be of similar construction as the other homes in the area. As a part of the Planned Development process the applicant is proposing a preliminary plat for the site to create the eight (8) single-family lots. The development is proposing minimum lot size of 6,500 square feet for Lots 2, 3, 6 and 7. Lots 1, 4, 5 and 8 are well above the 7000 square foot minimum set by the Zoning Ordinance for a typical R-2 lot. The minimum lot size proposed for these lots (2, 3, 6 and 7) averages fifty (50) feet by one hundred thirty (130) feet. The applicant is proposing five (5) foot side yard setbacks on all side property lines within the development. The applicant is also proposing a private street to serve the development, which will require a variance. The applicant is proposing to construct Y2 street improvements to Taylor Loop Road complete with the installation of a sidewalk. The applicant is proposing a 30 -foot platted building line adjacent to a collector street as required by the Subdivision Ordinance and a 25 -foot platted front building line on all the lots. B. EXISTING CONDITIONS: The site is almost flat with some grade to the northeast. Taylor Loop Road is without curb, gutter and sidewalk on this side. There are a few trees scattered about the site. All sides of the property abut single-family subdivisions. The area for many blocks in all directions is zoned (and developed) as R-2, Single family. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls and letters in opposition to the proposed development from residents in the area. The Westchester/Heatherbrae Neighborhood Association, all 2 July 11 2002, ITEM NO.: 3 (Cont.) FILE NO.: Z -6378-A C residents located within 300 feet of the site who could be identified and all property owners within 200 feet of the site were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way and boundary street improvements are shown on the proposed plat. However, existing curb and gutter on south side of Taylor Loop appears to establish alignment. Verify that centerline is 18 feet from this curb. Replot proposed north side widening and 30 - foot half right-of-way accordingly. Horizontal curvature alignment may be necessary. 2. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at 501-340-4854 (Derrick Bergfield) for more information. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. (shown on the plat) 5. Easements for proposed stormwater detention facilities are required. 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at 340-4880 (Steve Philpott) for more information regarding street light requirements. 7. Trees are to remain in the right-of-way. Meandering sidewalk is required. 8. Correct the drawing scale and north arrow. 9. Appropriate handicap ramps will be required per current ADA standards. 10. A Grading Permit will be required per Sec. 29-186 (c) & (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension will be required, with easements if service is required for project. Contact Little Rock Wastewater for additional information at 376-2903. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. 3 July 11, 2002 ITEM NO.: 3 (Cont.) FILE NO.: Z -6378-A Water: A water main extension will be required to provide water service to this property. An acreage charge of $300 per acre applies in addition to normal charges in this area. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per ordinance. Contact the Little Rock Fire Department for additional information at 918-3752. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The proposed development lies within the River Mountain Planning District and is shown as Single Family on the Future Land Use Plan. The applicant is proposing a single family development at 4.73 units per acre within the density allowable under the Single Family classification. City Recognized Neighborhood Action Plan: The proposed development lies in an area not covered by a Neighborhood Action Plan. Landscape Issues: No comment. Building Codes: No comment G. SUBDIVISION COMMITTEE COMMENT: (June 13, 2002) James Dreher was present, representing the application. Staff briefly described the proposed PD -R and preliminary plat, noting several items which needed to be shown on the revised preliminary plat and site plan drawings. Mr. Dreher noted that he had no issues with the Planning Staff requirements. The Public Works requirements were briefly discussed by the Committee. In response to question from the Committee, Mr. Dreher explained that the developer would relocate the utility easement at the northwest corner of the property. There being no further issues for discussion, the Committee forward the application to the full Commission for resolution. 4 July 116 2002 ITEM NO.: 3 (Cont.) FILE NO.: Z -6378-A H. ANALYSIS: The applicant submitted a revised plan to Staff on June 19, 2002, addressing most of the concerns raised by Staff and the Subdivision Committee. The applicant has shown on the revised site plan, in the general notes, the average lot size, the number of lots, the proposed source of water and wastewater disposal, and indicated the development will be developed in one phase. The applicant has also included a vicinity map, to scale, on the proposed Planned Development site plan. The applicant has indicated street improvements will be made to Taylor Loop at the time of final platting. The applicant has indicated on the site plan proposed storm water detention to be located near the northern boundary of the property. Staff is supportive of the proposed development. The applicant has indicated the homes will be of similar construction materials as the other homes in the area. Although, the lot sizes are smaller than those in the Deer Park Addition and the Heatherbrae Addition, the homes will have similar square footages (1800 to 2000 square foot homes proposed). Lot sizes and minimum lot widths are set by the Zoning Ordinance and since the applicant has filed for Planned Development there will not be any variances or waivers required to allow a reduced lot width (Lots 2, 3, 6 and 7) a reduced minimum square footage of the lot (Lots 2, 3, 6 and 7) or the reduced side yard setback (proposed on all lots) since these issues are associated with the Zoning Ordinance and not the Subdivision Ordinance. The applicant is however, requesting a private street to serve the development, which will require a variance to the Subdivision Ordinance (Section 31-231); All lots shall abut a public street, except where private streets are explicitly approved by the Planning Commission. Staff is supportive of the request for a private street to serve the development. The applicant has proposed a minimum pavement width of 24 -feet, the minimum pavement width required for a Minor Residential Street, a street which services less than 35 lots. As previously stated Staff, is supportive of the proposed preliminary plat and Planned Residential Development as filed. The applicant has tried to meet the intent of the required Ordinances and has worked with Staff to minimize Staff's concerns of adverse impacts on the surrounding area. As filed, the proposed development should have no adverse impact on the surrounding residences and/or neighborhoods. The requested variance, a private street, should have minimum to no impact on the area. 4 July 11 „2002 , ITEM NO.: 3 f Cont.] FILE NO.: Z -6378-A Otherwise to Staff's knowledge there are no outstanding issues associated with the proposed Planned Development. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed Planned Development subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the proposed preliminary plat as related to the Planned Development also subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the request to allow a private street to serve the development. PLANNING COMMISSION ACTION: (JULY 11, 2002) Mr. Ronnie :Clark was present representing the application. There were objectors present. Numerous letters of opposition from neighborhood residents opposed to the request had been received by Staff and forwarded to the Commission. Staff presented the item and a recommendation of approval subject to compliance with the conditions noted in the "Staff Recommendation" above. Mr. Dane Walker of 9 Heatherbrae Court spoke in opposition of the proposed development. He stated his property adjoined the site to the west. He stated Heatherbrae and Deer Park Subdivisions were located on large lots and had large setbacks. He stated the proposed development did not meet the character of the surrounding neighborhoods and did not "fit -in". Mr. Walker stated the proposed development would jeopardize the integrity of the existing neighborhoods because of the proposed density. Mr. Ronnie Clark addressed the Commission on the merits of his proposed development. He stated the homes would average 2000 square feet. He stated recent sales of homes in Heatherbrae ranged in square footages from 2200 to 2300 square feet. Mr. Clark stated the average cost per square foot of his proposed homes was $100 per square foot. He stated recent sales comps indicated the sales price of homes in Heatherbrae at $75 per square foot. Mr. Clark stated with his development he would construct Y2 street improvements to Taylor Loop Road including a 5 -foot sidewalk. He stated the development was proposing to leave as many trees as feasible on the site especially the trees near Taylor Loop Road. 6 July 11„2002 ITEM NO.: 3 (Cont.) FILE NO.: Z -6378-A Commissioner Floyd questioned if the private street met with residential street standard. Staff stated the developer had met all street standards for a minor residential street even though the street would be maintained as a private street. Commissioner Rector questioned the stormwater run off and the detention ordinance. Staff stated the developer had indicated a storm water detention basin and was in compliance with the ordinance. Commissioner Floyd questioned the easement across Lot 4. The applicant stated the easement was a telephone company easement, which was to be relocated and a petition to abandon the utility easement would be forthcoming. A motion was made to approve the application as filed. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 7 August 23, 2001 ITEM NO.: 1 NAME: Clark Subdivision - Preliminary Plat FILE NO.: S-1317 LOCATION: North side of Taylor Loop Road, approximately 400 feet west of Rahling Road FBIYi/Di "-I3 AM Ronnie Clark 14607 Taylor Loop Little Rock, AR 72223 AREA: 1.60 acres ZONING: R-2 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 NUMBER OF LOTS: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to subdivide 1.60 acres into four (4) lots for single family residential development. The applicant proposes to access the subdivision by way of a private street from Taylor Loop Road. The street will be constructed to Public Works specifications. A portion (0.1 Acre) of Lot 29, Heatherbrae Subdivision is included in the proposed subdivision. The owner of Lot 29 wishes to sell this developer the excess portion of the lot. Therefore, a replat of Lot 29 will be recorded in conjunction with the final plat for this subdivision. August 23, 2001 SUBDIVISION ITEM NO.: 1 (Cont.) B. EXISTING CONDITIONS: FILE NO.: S-1317 The property is undeveloped, grass -covered and relatively flat. There are single family residences to the north, east, west and south across Taylor Loop Road. There is a church and a school further west, along the south side of Taylor Loop Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) informational phone call on this application. The Westchester/Heatherbrae and Secluded Hills Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop Road is classified on the Master Street Plan as a collector street. Dedicate of right-of-way to 30 feet from centerline. 2. T -turnaround must be 80 feet long, with 100 -foot right- of-way. Prefer cul-de-sac. 3. Sherlock Court must be 24 -feet wide. Conform to Master Street Plan for minor residential street. 4. Appropriate handicap ramps will be required per current ADA standards. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 8. Existing topographical information at maximum 5 -foot contour interval and 100 -year base flood elevation. 9. A Grading Permit per Sec. 29-186(c) and (d). 10. Easements shown for proposed storm drainage. 11. Street cross sections of proposed streets at 100' stations 12. Street profiles showing existing and proposed centerlines 13. Sidewalks shall be shown conforming to Sec. 31-175 and 2 August 23, 2001 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1317 the "MSP". 14. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" 15. Direction of flow for water courses leaving property 16. Drainage area size and runoff coefficient for watercourses entering the tract. 17. Provide street light plans. Contact Steve Philpott (340-4880). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to N serve Lot 3. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: A 10 foot easement is requested on both sides of Sherlock Court for placement of cable. Developer to bear cost involved in relocating existing cable. Contact utility for details. Water: A water main extension will be required to serve lots 2 and 3. An acreage charge of $300 per acre applies in addition to normal connection fees for this property. Fire Department: No Comment. County Planning: No Comment. LATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 2, 2001) Bill Dean and James Dreher were present, representing the application. Staff briefly described the proposed preliminary plat, noting that a small amount of additional K3 August 23, 2001 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1317 information was needed on the plat drawing. Mr. Dean noted that all of the lots will be final platted at the same time. The Public Works requirements were briefly discussed. It was noted that the T -turnaround at the end of the private street needed to be enlarged. The stormwater detention requirements were also discussed. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on August 8, 2001. The additional information as requested by staff at the Subdivision Committee meeting has been shown on the revised plat. The applicant has enlarged the T -turnaround at the end of Sherlock Court to meet Public Works specifications. Public Works has reviewed the revised plat drawing and has noted no outstanding issues. To staff's knowledge, there are no outstanding issues associated with the preliminary plat. The applicant is requesting no variances with the proposed plat. Staff feels that the proposed subdivision will have no adverse impact on the adjacent properties or general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. The maintenance of Sherlock Court must be provided for by the owners of Lots 1-4, Clark Subdivision and explained in the Subdivision's Bill of Assurance. PLANNING COMMISSION ACTION: (AUGUST 23, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. 4 August 23, 2001 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-1317 The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. U J'