HomeMy WebLinkAboutZ-6975-A Staff AnalysisITEM NO.: 5. Z -6075-A
NAME: Bishop Place Long -form PD -R
LOCATION: located in the 19100 Block of Cantrell Road
Planning Staff Comments:
1. Provide notification of the property owners located within 200 -feet of the site
including the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than November 28, 2012. The Office of
Planning and Development must receive the proof of notice no later than December
7, 2012.
2. 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.
3. Are the building lines indicated for the principal structure? If accessory structures
are allowed will they be allowed within the rear yard building setback?
4. 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.
5. 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.
6. 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.
7. Will the development be constructed in multiple phases or in a single phase?
8. Will there be a subdivision identification sign? If so note the location along with a
note indicating the total height and total sign area.
Variance111Vaivers: None requested.
Public Works Conditions:
1. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Cantrell Road including 5 -foot
sidewalk with planned development.
2. Bishop Place Cove should be constructed as a 26 foot residential street with
sidewalk on one side due to being more than 40 lots.
3. If Bishop Place Cove is approved as a 24 foot street, show the portion of the street
where parking is restricted.
4. The proposed ditch should be placed in a Tract.
5. No fences shall be constructed beyond property lines.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
Item # 5.
the Arkansas Department of Environmental Quality prior to the start of construction.
7. Chapter 5, Section 503.2 of the International Fire Code states the secondary
emergency access shall have an unobstructed width of not less than 20 feet wide
and surfaced with all-weather driving capabilities.
8. 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).
9. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
10.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. A variance must be request to advanced grade the
entire subdivision. Show phasing plan.
11. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg
Simmons) for more information.
13.Vegetation must be established on disturbed area within 14 -days of completion of
harvest activities.
14. Erosion controls must be installed to reduce discharge of polluted stormwater.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
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. A water main extension will be needed to
provide water service to this property. A Capital Investment Charge is applicable to all
connections and main extensions off the waterline along Highway 10. 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 Central Arkansas Water, the
Arkansas Department of Health Engineering Division and the Little Rock Fire
Department is required. 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. 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. Additional fire hydrant (s) may be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the hydrant(s)
Item # 5
and contact Central Arkansas Water regarding procedures for installation of the
hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code.
Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
LATA: The development site is located along CATA Route #25, the Pinnacle Mountain
Express which runs along Cantrell Road adjacent to this site. The route operates during
the AM and PM peak hours.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Chenal Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. Residential Low
Density is for single-family homes at densities no greater than six dwelling units per
acre. The applicant has applied for a rezoning from R-2 (Single -Family Residential) to
PDR (Planned Development Residential) to allow for the construction of single-family
homes on this site at a density of approximately 5.1 units per acre. The site is within the
Highway 10 Design Overlay District which requires certain design and use elements.
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street
Plan. A Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Cantrell Road. This
street may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road, A Bike Path is to be a
paved path physically separate for the use of bicycles. Additional right-of-way or an
easement is recommended. Nine -foot paths are recommended to allow for pedestrian
use as well (replacing the sidewalk).
Landscape: No comment on this single-family development.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, November 21, 2012.
Item # 5.
FILE NO.: Z -6975-A
NAME: Bishop Place Long -form PD -R
LOCATION: Located in the 19100 Block of Cantrell Road
DEVELOPER:
Bishop Place LLC
2414 North Grant Street
Little Rock, AR 72207
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.65 acres
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 44 lot
R-2, Single-family
Single-family residential
-o -
Single-family — Court Homes
VARIANCESMAIVERS REQUESTED:
FT. NEW STREET: 1,320 LF
1. A variance from the City's Land Alteration Ordinance to allow grading of the
entire site with the placement of the streets, water and sewer.
2. A waiver of the required sidewalk construction on the internal street.
3. A variance from the Master Street Plan to allow the construction of a Minor
Residential Street to serve the subdivision.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The property contains 8.4 acres on the south side of Highway 10 just east of the
Bible Church. The developer has the property under contact from the Church
and has agreed upon several easements to help facilitate the development. The
project will contain 44 lots that are 50 -feet by 115 -feet deep. Homes will be
FILE NO.: Z -6975-A [Cont.
detached and similar in size and architecture to The Gardens at Valley Falls
development. The homes will be approximately 1,700 to 2,100 square feet in
size with a sales price ranging from $240,000 to $270,000. The homes will be all
brick with architectural shingled roofs. The project will have a decorative brick
wall along the Highway 10 frontage with columns and wall signage to accent the
entry.
Stormwater detention will be provided for above ground at the northeast corner of
the property. The existing draw from the south will be routed along the west side
of the development to Highway 10.
B. EXISTING CONDITIONS:
The property is located east of the existing church campus and is undeveloped.
South of the site is the Aberdeen Subdivision and north of the site is the Little
Rock Christian Academy school campus. West of the site on the south side of
Cantrell Road is a big box retail store and north of Cantrell Road at the
intersection of Chenal Parkway and Cantrell Road is a convenience store and a
mini -warehouse development. In this area there are a number of single-family
homes fronting Cantrell Road which are located on large lots or acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Coalition of
West Little Rock Neighborhoods, the Duqesne Place Property Owners
Association and the Aberdeen Court Property Owners Association were notified
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIO
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Cantrell Road
including 5 -foot sidewalk with the planned development.
2. Bishop Place Cove should be constructed as a 26 foot residential street with
sidewalk on one side due to being more than 40 lots.
3. If Bishop Place Cove is approved as a 24 foot street, show the portion of the
street where parking is restricted.
4. The proposed ditch should be placed in a Tract.
5. No fences shall be constructed beyond property lines.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
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FILE NO.: Z -6975-A Cont.
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Chapter 5, Section 503.2 of the International Fire Code states the
secondary emergency access shall have an unobstructed width of not less
than 20 feet wide and surfaced with all-weather driving capabilities.
8. 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).
9. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
10. 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. A variance must
be request to advanced grade the entire subdivision. Show phasing plan.
11. Street Improvement plans shall include signage and striping.
Traffic Engineering must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
13. Vegetation must be established on disturbed area within 14 -days of
completion of harvest activities.
14. Erosion controls must be installed to reduce discharge of polluted
stormwater.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center -Point Energy: 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. A water main extension will be
needed to provide water service to this property. A Capital Investment Charge is
applicable to all connections and main extensions off the waterline along
Highway 10. Please submit plans for water facilities to Central Arkansas Water
for review. Plan revisions may be required after additional review. Contact
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FILE NO.: Z -6975-A (Cont.
Central Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
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. 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. Additional fire hydrant (s) may be required. Contact the Little Rock
Fire Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s). A Capital Investment Charge based on the size of
meter connection(s) will apply to this project in addition to normal charges.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The development site is located along CATA Route #25, the Pinnacle
Mountain Express which runs along Cantrell Road adjacent to this site. The
route operates during the AM and PM peak hours.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential
Low Density is for single-family homes at densities no greater than six dwelling
units per acre. The applicant has applied for a rezoning from R-2 (Single -Family
Residential) to PDR (Planned Development Residential) to allow for the
construction of single-family homes on this site at a density of approximately 5.1
units per acre. The site is within the Highway 10 Design Overlay District which
requires certain design and use elements.
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master
Street Plan. A Principal Arterial is to serve through traffic and to connect major
traffic generators or activity centers within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine -foot paths are recommended to
allow for pedestrian use as well (replacing the sidewalk).
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FILE NO.: Z -6975-A (Cont.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented the item stating there were few outstanding technical
issues associated with the request. Staff questioned if accessory structures
would be allowed and if the building setback on the rear pertained to accessory
structure setbacks as well as the principal structure. Staff questioned if there
would be a subdivision identification sign for the development. Staff also
questioned the proposed construction materials for the new homes.
Public Works comments were addressed. Staff stated the request to not place
the required sidewalk would require a variance. Staff stated the development
was proposed with a Minor Residential Street width of 24 -feet. Staff stated the
street construction would require a variance and parking would be restricted to
one side. Staff requested Mr. White provide the street side where the no parking
would be located. Staff stated a grading permit would be required prior to
construction. Staff also stated the drainage easement located along the eastern
perimeter should be located within a tract.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional 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 issues raised at
the November 15, 2012, Subdivision Committee meeting. The applicant has
indicated accessory structures and fencing per the typical R-2, Single-family
Zoning District is being requested. The applicant has also indicated the rear
building line pertains to the home and not to accessory structures. The applicant
has indicated the drainage easement located along the western perimeter will be
platted as a tract.
The development is proposed with a front yard setback of 15 -feet, a rear yard
setback of 20 -feet and 5 -foot side yard setbacks. The project is proposed
containing 44 -lots that are 50 -feet by 115 -feet. The applicant has indicated an
average lot size of 5,750 square feet. The homes are proposed with a maximum
building height of 35 -feet. The homes are proposed containing 1,700 to 2,100
square feet with a sales price ranging from $240,000 to $270,000. The homes
are proposed with brick exteriors and architectural shingled roofs.
A decorative brick wall along the Highway 10 frontage with columns and wall
signage to accent the entry is proposed. The wall is proposed with a maximum
height of six (6) feet with columns not to exceed eight (8) feet. The sign will be
5
FILE NO.: Z -6975-A Cont.)
placed on the face of the wall on each side of the new street at the entrance on
Cantrell Road. The maximum sign area proposed is 32 square feet.
Stormwater detention will be provided for above ground at the northeast corner of
the property. The existing draw from the south will be routed along the west side
of the development to Highway 10. The channel will be grass lined and will be
platted as a tract to be used as a drainage and utility easement.
The applicant is requesting a waiver of the required sidewalk construction for
Bishop Place Cove. Sidewalks will be installed per the Master Street Plan along
Cantrell Road. The request also includes a waiver of the required street
construction for the interior street. Per the Master Street Plan, Local Streets
require a minimum pavement width is 26 -feet and sidewalks are required on one
side of the street. The applicant is proposing the placement of 24 -feet of
pavement with a no parking restriction on the west side. This street design is
typical of a minor residential street which typically serves a maximum of 40 -lots
on a cul-de-sac and does not require the placement of sidewalks. Staff is
supportive of allowing the 24 -foot street with the sidewalk. Staff feels the
sidewalk should be installed to allow safe pedestrian connectivity and access.
Staff is generally supportive of the request but not of the waiver request for the
placement of the sidewalk to serve the development. Staff feels the walk should
be installed to allow the residents an option when walking. Otherwise to staff's
knowledge there are no outstanding technical issues associated with the request.
STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
Mr. Joe White and M. Boyce Holmes were present representing the request. There
were registered objectors present. Staff presented the items stating the applicant has
resolved their concerns related to the placement of the sidewalk within the subdivision.
Staff stated they were now supportive of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Ms. Mary Finch addressed the Commission with concerns for the proposed
development. She stated her home was located next to the proposed development site.
She stated the proposed detention area was located adjacent to her property line. She
stated during the rain in the spring of 2011 water was under her home and she spent a
great deal of money recovering from the flooding. She stated she was overwhelmed by
the number of homes. She stated she felt the number of units was too great for the site.
1.9
FILE NO.: Z -6975-A (Cont.
Ms. Angie Heifner, President of the Aberdeen Neighborhood Association was present
representing the neighborhood. She stated the neighborhood had significant drainage
problems and questioned if the development of the site would add to the existing
drainage problems of Aberdeen. She stated the neighborhood's detention pond and
drainage channel had not been cleaned and was overgrown. She stated the
neighborhood could not get the equipment needed into the detention pond area to clear
the area because the existing easement was too small to allow for the proper
equipment. She stated the estimated cost to clear the detention pond area was
$20,000 to $60,000.
Ms. Nancy Smith addressed the Commission with concerns. She stated her home was
located adjacent to the easement which allowed access to the detention area. She
stated on a number of occasions she and her neighbor had cleared the drainage
channel and cleared the outlets from the neighborhood into the drainage channel. She
stated there were six drains and only one was working. She stated in the spring rain of
2011 her fence was washed away as well as the bank of the drainage channel. She
stated the City had allowed the television towers to be developed on the mountain and
had allowed Entergy to remove the trees from the easement near Wal -mart which had
removed a number of trees leaving only rock and barren soil. She stated she was
unclear how the City's storm drain could drain into the detention pond and the City hold
no responsibility for clearing and maintaining the detention area. She stated the City
should require the developer to provide an access to the detention pond to allow for
proper maintenance.
Ms. Carolyn Dodds addressed the Commission with concerns. She stated her home
was located on Maywood Drive which was east of the proposed development area.
She stated she had concerns with drainage, the number of homes and traffic. She
stated she had lived in the area for 38 years and did not feel the placement of
44 homes would be pleasing. She stated fewer homes would better resemble the
development pattern of the area. She stated there should be less concrete and more
dirt.
Mr. Joe White of White-Daters and Associates addressed the Commission as the
project engineer. He stated the Aberdeen Subdivision was developed with a retaining
wall which allowed low flows to drain through the wall and heavy rains to top the wall.
He stated the new development would "pick-up" the water and drain the water to the
north and then east which now traveled to the northeast across the proposed
development site. He stated with the new subdivision the City would be granted an
easement which would allow Aberdeen to access their detention area. He stated with
the proposed new development the contractor for the new subdivision could easily clear
the drainage channel and detention pond and Mr. Homes would work with the
Subdivision to get a better price. He stated the spring rain of 2011 topped the 500 year
flood levels. He stated water crossed a number of City streets and a number of homes
had water not only under the homes but on the floor as well. He stated the new
drainage channel would be a vegetated channel which would slow the water.
7
NO.: Z -6975-A
There was a general discussion between the Commission, Mr. White and the area
property owners concerning the existing drainage and the proposed drainage with the
new development. There was also a question as to the proposed buffer or screening
along the eastern property line. Mr. Holmes stated a six foot wood fence would be
placed along the perimeters of the development and a brick wall would be constructed
along Cantrell Road. He stated the homes would sell between $135 to $140 per square
foot. He stated the development would save as many trees as feasible but a number of
the trees would be removed.
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 6 ayes,
0 noes and 5 absent.
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