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HomeMy WebLinkAboutZ-6532-E Staff AnalysisJanuary 14, 2010 ITEM NO.: B FILE NO.: Z -6532-E NAME: The Enclave at Chenal Heights Long -form PD -R LOCATION: Located on the Northeast corner of Chenal Heights Drive and Chenal Valley Drive DEVELOPER: Boomer Consumer, LLC P.O. Box 242146 Little Rock, AR 72223 F=f\IrIr,1FFR- Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72116 AREA: 14.12 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 68 -m Retirement village Revised PD -R FT. NEW STREET: 2,060 LF Attached and detached single-family VARIANCES/WAIVERS REQUESTED: A variance from the City's Land Alteration Ordinance to allow grading of the future lots with the placement of the basic infrastructure within the proposed subdivision. The applicant submitted a request dated August 20, 2009, requesting a deferral of this item to the October 15, 2009, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 20, 2009, requesting a deferral of the Item to the October 15, 2009, public hearing. Staff stated they were supportive of the deferral request. January 14, 2010 SUBDIVISION ITEM NO.: B (Contj FILE NO.: Z -8532-E There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated September 30, 2009, requesting a deferral of this item to the December 3, 2009, public hearing. The applicant has indicated the additional time is necessary to resolve issues related to the Bill of Assurance. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 30, 2009, requesting a deferral of the item to the December 3, 2009, public hearing. Staff stated the applicant had indicated the additional time was necessary to resolve issues related to the Bill of Assurance. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant submitted a request dated November 18, 2009, requesting this item be deferred to the January 14, 2010, public hearing. The deferral request will require a waiver of the Commission's By-laws with regard to the late deferral request. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 18, 2009, requesting a deferral of the item to the January 14, 2010, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the number of deferral request. Staff stated they were supportive of the deferral request. 2 January 14, 2010 SUBDIVISION ITEM NO.: B (Cont._) FILE NO.: Z -6532-E There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver to allow the additional deferral request. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. STAFF UPDATE: The applicant has not been able to resolve the issue related to the Bill of Assurance for this site. Staff recommends withdrawal of this item, without prejudice, to allow the applicant time to resolve all outstanding issues associated with the request. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had not been able to resolve the issue related to the Bill of Assurance for the site. Staff presented a recommendation of withdrawal of the item, without prejudice, to allow the applicant time to resolve all outstanding issues associated with the request. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. Q VAIMI SM NAME: The Enclave at Chenal Heights Long -form PD -R LOCATION: located on the Northeast corner of Chenal Heights Drive and Chenal Valley Drive Planning Staff Comments: 1. Provide notification of all 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 August 19, 2009. The Office of Planning and Development must receive the proof of notice no later than August 28, 2009. 2. The site plan indicates the development is proposed as market driven but the advanced grading request indicates grading of the entire site with the development of Phase I. What infrastructure will be installed within the first phase? Provide the proposed phasing plan for the lots. 3. Provide details of the proposed existing covenants and restrictions on the property. 4. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of Assurance. If these are desired include a note on the proposed site plan to allow accessory structures per the R-2, Single-family zoning district. 5. Provide the proposed square footagEs of the homes. Provide the proposed construction materials. Provide the maximum building height and the number of stories of the proposed structures. 6. Include the maximum buildable area for each lot on the site plan. 7. Provide the minimum square footage proposed for the single-family detached homes. 8. Are interior fences proposed with the new construction or by the future homeowners? Include a note on the site plan including the total height and construction material to allow fencing to occur. 9. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated as common usable open space and single-family, duplex, zero -lot -line and townhouse development shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the total common usable open space and the total usable private open space provided within the development. Variance/Waivers: 1. A variance from the Land Alteration Ordinance to allow grading of the entire site with the development of Phase 1. 2. Section 31-207(a) — A variance to allow the development of lots utilizing private streets. Item # 9. Public Works Conditions: 1. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to the streets within the subdivision with the planned development. The final plat should show the streets and drainage improvements to be private. 3. Stormwater detention ordinance applies to this property. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 6. Streetlights are required per Little Rock Code of Ordinances. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 7. 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) 379- 1805 (Travis Herbner) for more information. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. Garbage will be picked up on only one side of the 18 foot private drive. 10. Turn around must be provided for a SU -30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. 11. 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). 12.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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. The applicant requesting to advance grade the site with construction of the streets and infrastructure. Provide reason for the variance request. 13. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 14. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 15. The emergency access should be constructed of a hardened surface at least 18 feet in width. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact the Little Rock Wastewater Utility for additional information. Item # 9. Entergy: Ten feet of additional easements are required along Chenal Valley Drive and Chenal Heights Drive. Center -Point Ener : No comment received. 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. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Fire Department: Place fire hydrants per code. A minimum gate opening of 20 -feet is required for the gated entry. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a Planned Development Residential. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Valley Drive is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Chenal Heights Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bikeway is shown along Chenal Valley Drive. A Class II bikeway is located on the street as either a five foot (6) shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Neiahborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: No comment. Item # 9. Revised Platlpla .- Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 19, 2009. Item # 9.