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HomeMy WebLinkAboutZ-7668-A Staff AnalysisFILE NO.: Z -7668-B NAME: Chardeaux Court Revised Short -form PD -R LOCATION: Located at 12900 Hinson Road DEVELOPER: Rodney Chandler P.O. Box 22021 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying Company 1012 Autumn Road, Suite 1 Little Rock, AR 72211 AREA: 3.68 Acres NUMBER OF LOTS: 13 FT. NEW STREET: 163 LF CURRENT ZONING: PD -R ALLOWED USES: Single-family Residential PROPOSED ZONING: PD -R PROPOSED USE: Patio Zero Lot Line Single-family Residential VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed a request to allow the development of a 1.85 -acre tract with ten single-family patio homes at their July 15, 2004, Public Hearing. The Little Rock Board of Directors approved the request by the adoption of Ordinance No. 19,162 at their August 17, 2004, Public Hearing. Chardeaux Court was proposed as ten upscale residential patio homes. The proposed homes consisted of three bedrooms, great room, two full baths, formal dining, kitchen with breakfast area and attached double garage. All homes were to have a French European exterior elevation with an accented decor and feature amenities that were standard for upscale patio homes of this style. Interior amenities included granite slab kitchen countertops, flooring of wood, stone, tile and carpet, marble baths, raised FILE NO.: Z -7668-B f Cont. ceilings with stacked crown molding and recessed can lighting to provide elegant interior features. Exterior features included masonry with structural accents and details such as brick on all four sides, precise keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler systems. Roof pitch elevations were proposed as a minimum of 12/12 to enhance the aesthetics of the development. Patio homes were to have a minimum front setback of eighteen feet and a rear setback of ten feet with wooden privacy fencing was planned for each home to promote an upscale environment and enhance street scene. Patio homes in Charadeaux Court were proposed to range in square footage from 2,500 to 1,600 heated and cooled space. It was anticipated that homes would sell in the $120.00 to $130.00 per square foot price category given that Chardeaux Court was proposed as a gated upscale patio home development. A bill of assurance was proposed to maintain and to protect the values of properties in and around Chardeaux Court. The entrance to Chardeaux Court was proposed as a brick entrance with wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that complimented the development. Additionally, all lawn and all common areas were to be maintained by the Property Owners Association. The common maintenance of all the residences in Chardeaux Court reinforced the quality that was planned, and would continue to be stressed throughout the residential development. A. PROPOSAL/REQUEST — APPLICANT'S STATEMENT: The applicant has now acquired an adjacent 1.86 acres and is now proposing to revise the previously approved PD -R to allow the development of 17th Century European architecture homes with 21St Century construction to consist of 13 zero lot line patio homes. The proposed homes will consist of three or four bedrooms, great room, media room, two full and one-half bath, dining area, kitchen with breakfast area, double attached garage and full compliment of built-in stainless steel appliances. All the homes will have a French European exterior with accented decor and feature amenities that generally are standard for an upscale development. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen counter tops, marble bathrooms and raised ceilings with stacked crown molding and recessed can lighting. Exterior features include masonry, natural stone with structural accents and details such as brick on all four sides, precast keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to enhance the aesthetics of the development. A wooden privacy fence is planned for the east and north sides of the development. 2 FILE NO.: Z -7668-B !Cont. The developer has indicated the homes will range in square footages from 2200 to 3500 square feet of heated and cooled spaces. The developer has indicated the homes will range in price from $138.00 to $145.00 per square foot. The development is proposed as a gated upscale patio home community. Entrances to the development will have an old world European guard house, rock entrance with wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. The property owners association will maintain all lawns and common areas. The common maintenance of all the residences in the development reinforces the quality that has been planned, and will continue to be stressed throughout the residential development. The proposed site plan indicates an average lot size of 7,689 square feet or 0.18 acres with a minimum lot size of 6,944 square feet or 0.16 acres. As previously stated, the applicant has indicated the development will consist of one side yard being a zero lot line setback with the remaining side yard setback of five feet. The applicant has indicated the rear yard setback will be 20 -feet for proposed Lots 1 — 7 and 30 -feet for proposed Lots 8 —13. The applicant is requesting a Zero Lot Line plat per Section 31-234 of the City of Little Rock Subdivision Ordinance and per the ordinance requirement has indicated the maximum buildable area specifying the zero lot line for each lot. The applicant has also indicated building lines per Section 31-256(4), which allow for residential lots defined as "Contemporary Lots" to designate building lines. Per these two sections of the ordinance, there are no variances for lot development standards being requested. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is vacant and relatively flat with a major drainage channel running along the southern portion of the site, near Hinson Road. There is an unimproved driveway located along the eastern boundary of the site with single-family homes located to the east, north and west of the site. Pleasant Valley Estates Subdivision, a gated subdivision, is located to the west of the site and the Pleasant Valley Subdivision is located to the north and northeast of the site. Other uses in the area include Pulaski Academy School and the Fellowship Bible Church to the Southeast. A zero lot 'line subdivision with attached units (in the Chelsea Square Addition) is located to the west of the site and the Carmel Valley Subdivision is located to the northwest of the site. 3 FILE NO.: Z -7668-B (Cont. C C L NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Rainwood Cove Neighborhood Association, the Pleasant Valley Property Owners Association, the Hillsborough Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. ENGINEERING COMMENTS: 1. From a traffic safety standpoint, the new street entrance should line up with Martha Drive to the west. 2. Hinson Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way 45 -feet from centerline will be required (shown on the plan). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. For lots located in the floodplain, a minimum finish floor elevation must be shown on the plat. 6. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary as shown on the plan. 7. Alteration oU the floodway for street construction will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency. A permanent crossing must be constructed prior to start of any work on the subdivision. 8. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding street light requirements. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements is service is required for the project. Relocation of existing eight -inch sewer main required at Developer's expense. Six inch and eight inch service lines shown are not a part of the Little Rock Wastewater Utility System and cannot be used to provide service to any part of this development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 2 LE NO.: Z -7668-B Entergy: A ten -foot under ground or a 30 -foot overhead easement is required along the lot fronts adjacent to the proposed street. Contact Entergy at 954-5158 for additional information. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. There is an existing 8 -inch (not 6 - inch) water main and fire hydrant in an existing waterline easement in this area. (Instrument No. 2000062944) A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. 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: Place fire hydrants per code. Maintain a 20 -foot gate opening into the site. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a previously approved PRD for a construction of additional single-family homes on recently acquired land adjacent to the approved residential development. The request does not require a change to the Land Use Plan. Master Street Plan: Hinson Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and 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. A Class I Bikeway is shown alongside Hinson Road. A Class I Bikeway is built separate from or alongside a road. Additional paving and right of way may be required. l•1 FILE NO.: Z-7668-8 Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development Goal listed an objective of "Develop neo -traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependant on automobiles) in areas that have not yet developed. It also listed action statements of 1) "Enforce the construction of sidewalks with all types of development", 2) "Insure that physical continuity of sidewalks so that sidewalks built on the same side of the street connect without gaps and that sidewalks built on opposite sides of the street are connected with ADA accessible crosswalks", 3) "Require developers to install underground utilities in all new subdivisions, and 4) "Require street lighting to be in place in new subdivisions at the time streets are opened. The additional development of the site should be sensitive to the action plan's residential development goals. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) The applicant's representatives were present representing the request. Staff stated the developer was previously approved for the development of a smaller area with fewer homes but additional land to the east and north had been secured. Staff stated the proposal now included 3.68 acres and 13 new homes and the previous approval included 1.85 acres and 10 homes. Staff stated the developer was proposing zero lot line homes in the development. Staff stated there were additional items necessary to complete the review process. Staff stated since the proposal included the development of the site with a zero lot line homes, the plat needed to include the maximum buildable area of each lot with the zero lot line specified. Staff also stated if the development were to be phased, a phasing plan was necessary. Staff requested details of any proposed fencing including height; construction material and location. Public Works comments were addressed. Staff stated the new street entrance should align with Martha Drive, located south of Hinson Road. Staff also stated dedication would be required on Hinson Road to satisfy the Master Street Plan requirement. Staff noted there were concerns with the floodway areas. Staff stated all floodways should be indicated as an easement or be dedicated to the City. Staff also stated alteration of the floodway for street construction would require flood map revisions and approval from Public Works and Federal Emergency Management Agency. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. A FILE NO.: Z-7658-8 (Cont.) H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has met with Public Works staff to resolve their concerns related to the street entry point and the floodway issues. The applicant has indicated the roadway will be constructed outside the floodway as was previously proposed and a map revision is no longer needed. The developer has indicated a dedication of the floodway and a 25 -foot easement adjacent to the floodway per the City's request. The applicant has also indicated a dedication of right-of-way along Hinson Road per the Master Street Plan requirement. The proposed site plan indicates the maximum buildable area for each lot with the zero lot line specified. The applicant has also indicated the development will be constructed in one phase. The site plan includes the placement of fencing along Hinson Road. The fence is proposed as a six-foot wrought iron fence. Fencing along the eastern, western and northern property lines are also proposed as six feet in height and to be constructed of wood, brick, masonry or wrought iron. The applicant has indicated the development will be gated and has indicated a guard shack and call box on the proposed site plan. The call box is located 71.5 feet from the property line, per the request of Public Works. The applicant has also indicated the gates will be constructed at 16.0 feet in width. Staff recommends the gates maintain a 20 -foot gate opening to allow for emergency access. The applicant is requesting a Zero Lot Line plat per Section 31-234 of the City of Little Rock Subdivision Ordinance and per the ordinance requirement has indicated the maximum buildable area specifying the zero lot line for each lot. The applicant has also indicated building lines per Section 31-256(4), which allow for residential lots defined as "Contemporary Lots" to designate building lines. The applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for the purposed of delineating the maximum buildable area of each lot and the zero lot line yard has been specified. The ordinance also requires a minimum lot width of 35 feet and 4,000 square feet in area. The applicant has indicated the average lot size as 7,689 and the minimum lot size as 6,944. The minimum lot width proposed is 50 -feet. The indicated lot area and lot widths are more than adequate to meet the typical minimum ordinance requirement. The applicant has indicated a single development sign with a maximum height of six feet and a total length of fourteen feet. The sign letters are proposed as six inches. The sign is proposed with brick and rock columns and a pre -cast cap and spheres. Staff is supportive of the applicant's requested signage. There are single-family homes located to the north of this site currently accessing their homes through an access easement located on the site. The applicant has 7 FILE NO.: Z -7668-B (Cont. indicated access will be provided to properties located to the north of the site through the proposed subdivision. To staff's knowledge there are no outstanding issues associated with the proposed request. The applicant is proposing a single-family development at a density of 3.5 units per acre. Single-family per the City's Future Land Use Plan allows development of single-family homes at a density not greater than five units per acre. Staff feels the proposed development have should minimal to no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the proposed gates maintain a 20 -foot gate opening to allow for emergency access. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the proposed gates maintain a 20 -foot gate opening to allow for emergency access. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. E January 20, 2005 ITEM NO.: 19 NAME: Chardeaux Court Revised Short -form PD -R LOCATION: Located at 12900 Hinson Road DEVELOPER: Rodney Chandler P.O. Box 22021 Little Rock, AR 72221 ENGINEER - Central Arkansas Surveying Company 1012 Autumn Road, Suite 1 Little Rock, AR 72211 FILE NO.: Z -7668-B AREA: 3:68 Acres NUMBER OF LOTS: 13 FT. NEW STREET: 163 LF CURRENT ZONING: PD -R ALLOWED USES: Single-family Residential PROPOSED ZONING: PD -R PROPOSED USE: Patio Zero Lot Line Single-family Residential VARIAN CESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed a request to allow the development of a 1.85 -acre tract with ten single-family patio homes at their July 15, 2004, Public Hearing. The Little Rock Board of Directors approved the request by the adoption of Ordinance No. 19,162 at their August 17, 2004, Public Hearing. Chardeaux Court was proposed as ten upscale residential patio homes. The proposed homes consisted of three bedrooms, great room, two full baths, formal dining, kitchen with breakfast area and attached double garage. All homes were to have a French European exterior elevation with an accented decor and feature amenities that were standard for upscale patio homes of this style. Interior amenities included granite slab January 20, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z - kitchen countertops, flooring of wood, stone, tile and carpet, marble baths, raised ceilings with stacked crown molding and recessed can lighting to provide elegant interior features. Exterior features included masonry with structural accents and details such as brick on all four sides, precise keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler systems. Roof pitch elevations were proposed as a minimum of 12/12 to enhance the aesthetics of the development. Patio homes were to have a minimum front setback of eighteen feet and a rear setback of ten feet with wooden privacy fencing was planned for each home to promote an upscale environment and enhance street scene. Patio homes in Charadeaux Court were proposed to range in square footage from 2,500 to 1,600 heated and cooled space. It was anticipated that homes would sell in the $120.00 to $130.00 per square foot price category given that Chardeaux Court was proposed as a gated upscale patio home development. A bill of assurance was proposed to maintain and to protect the values of properties in and around Chardeaux Court. The entrance to Chardeaux Court was proposed as a brick entrance with wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that complimented the development. Additionally, all lawn and all common areas were to be maintained by the Property Owners Association. The common maintenance of all the residences in Chardeaux Court reinforced the quality that was planned, and would continue to be stressed throughout the residential development. A. PROPOSAUREQUEST — APPLICANT'S STATEMENT: The applicant has now acquired an adjacent 1.86 acres and is now proposing to revise the previously approved PD -R to allow the development of 17th Century European architecture homes with 21St Century construction to consist of 13 zero lot line patio homes. The proposed homes will consist of three or four bedrooms, great room, media room, two full and one-half bath, dining area, kitchen with breakfast area, double attached garage and full compliment of built-in stainless steel appliances. All the homes will have a French European exterior with accented decor and feature amenities that generally are standard for an upscale development. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen counter tops, marble bathrooms and raised ceilings with stacked crown molding and recessed can lighting. Exterior features include masonry, natural stone with structural accents and details such as brick on all four sides, precast keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to 2 January 20, 2005 SUBDIVISION ITEM NO_: 19 (Cont.) FILE NO.: Z -7668-B enhance the aesthetics of the development. A wooden privacy fence is planned for the east and north sides of the development. The developer has indicated the homes will range in square footages from 2200 to 3500 square feet of heated and cooled spaces. The developer has indicated the homes will range in price from $138.00 to $145.00 per square foot. The development is proposed as a gated upscale patio home community. Entrances to the development will have an old world European guard house, rock entrance with wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. The property owners association will maintain all lawns and common areas. The common maintenance of all the residences in the development reinforces the quality that has been planned, and will continue to be stressed throughout the residential development. The proposed site plan indicates an average lot size of 7,689 square feet or 0.18 acres with a minimum lot size of 6,944 square feet or 0.16 acres. As previously stated, the applicant has indicated the development will consist of one side yard being a zero lot line setback with the remaining side yard setback of five feet. The applicant has indicated the rear yard setback will be 20 -feet for proposed Lots 1 — 7 and 30 -feet for proposed Lots 8 — 13. The applicant is requesting a Zero Lot Line plat per Section 31-234 of the City of Little Rock Subdivision Ordinance and per the ordinance requirement has indicated the maximum buildable area specifying the zero lot line for each lot. The applicant has also indicated building lines per Section 31-256(4), which allow for residential lots defined as "Contemporary Lots" to designate building lines. Per these two sections of the ordinance, there are no variances for lot development standards being requested. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is vacant and relatively flat with a major drainage channel running along the southern portion of the site, near Hinson Road. There is an unimproved driveway located along the eastern boundary of the site with single-family homes located to the east, north and west of the site. Pleasant Valley Estates Subdivision, a gated subdivision, is located to the west of the site and the Pleasant Valley Subdivision is located to the north and northeast of the site. Other uses in the area include Pulaski Academy School and the Fellowship Bible Church to the Southeast. A zero lot line subdivision with attached units (in the KI January 20, 2005 SUBDIVISION 11110-LYA10I;9M FILE NO.: Z -7668-B Chelsea Square Addition) is located to the west of the site and the Carmel Valley Subdivision is located to the northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Rainwood Cove Neighborhood Association, the Pleasant Valley Property Owners Association, the Hillsborough Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: 1. From a traffic safety standpoint, the new street entrance should line up with Martha Drive to the west. 2. Hinson Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way 45 -feet from centerline will be required (shown on the plan). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. For lots located in the floodplain, a minimum finish floor elevation must be shown on the plat. 6. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary as shown on the plan. 7. Alteration of the floodway for street construction will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency. A permanent crossing must be constructed prior to start of any work on the subdivision. 8. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding street light requirements. 4 January 20, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z -7668-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements is service is required for the project. Relocation of existing eight -inch sewer main required at Developer's expense. Six inch and eight inch service lines shown are not a part of the Little Rock Wastewater Utility System and cannot be used to provide service to any part of this development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A ten -foot under ground or a 30 -foot overhead easement is required along the lot fronts adjacent to the proposed street. Contact Entergy at 954-5158 for additional information. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. There is an existing 8 -inch (not 6 - inch) water main and fire hydrant in an existing waterline easement in this area. (Instrument No. 2000062944) A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. 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: Place fire hydrants per code. Maintain a 20 -foot gate opening into the site. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a previously approved PRD for a construction of additional single-family homes on recently acquired land adjacent to the approved residential development. 5 January20, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z -7668-B The request does not require a change to the Land Use Plan. Master Street Plan: Hinson Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and 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. A Class I Bikeway is shown alongside Hinson Road. A Class I Bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recoc jnized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development Goal listed an objective of "Develop neo -traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependant on automobiles) in areas that have not yet developed. It also listed action statements of 1) "Enforce the construction of sidewalks with all types of development", 2) "Insure that physical continuity of sidewalks so that sidewalks built on the same side of the street connect without gaps and that sidewalks built on opposite sides of the street are connected with ADA accessible crosswalks", 3) "Require developers to install underground utilities in all new subdivisions, and 4) "Require street lighting to be in place in new subdivisions at the time streets are opened. The additional development of the site should be sensitive to the action plan's residential development goals. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) The applicant's representatives were present representing the request. Staff stated the developer was previously approved for the development of a smaller area with fewer homes but additional land to the east and north had been secured. Staff stated the proposal now included 3.68 acres and 13 new homes and the previous approval included 1.85 acres and 10 homes. Staff stated the developer was proposing zero lot line homes in the development. Staff stated there were additional items necessary to complete the review process. Staff stated since the proposal included the development of the site with a zero lot line homes, the plat needed to include the maximum buildable area of each lot with the zero lot line specified. Staff also stated if the development were to be phased, a phasing plan was necessary. Staff requested details of any proposed fencing including height; construction material and location. Public Works comments were addressed. Staff stated the new street entrance should align with Martha Drive, located south of Hinson Road. Staff also stated 0 January 20, 2005 .qI IRni\/IRInN ITEM NO.: 19 Cont. FILE NO.: Z -7668-B dedication would be required on Hinson Road to satisfy the Master Street Plan requirement. Staff noted there were concerns with the floodway areas. Staff stated all floodways should be indicated as an easement or be dedicated to the City. Staff also stated alteration of the floodway for street construction would require flood map revisions and approval from Public Works and Federal Emergency Management Agency. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has met with Public Works staff to resolve their concerns related to the street entry point and the floodway issues. The applicant has indicated the roadway will be constructed outside the floodway as was previously proposed and a map revision is no longer needed. The developer has indicated a dedication of the floodway and a 25 -foot easement adjacent to the floodway per the City's request. The applicant has also indicated a dedication of right-of-way along Hinson Road per the Master Street Plan requirement. The proposed site plan indicates the maximum buildable area for each lot with the zero lot line specified. The applicant has also indicated the development will be constructed in one phase. The site plan includes the placement of fencing along Hinson Road. The fence is proposed as a six-foot wrought iron fence. Fencing along the eastern, western and northern property lines are also proposed as six feet in height and to be constructed of wood, brick, masonry or wrought iron. The applicant has indicated the development will be gated and has indicated a guard shack and call box on the proposed site plan. The call box is located 71.5 feet from the property line, per the request of Public Works. The applicant has also indicated the gates will be constructed at 16.0 feet in width. Staff recommends the gates maintain a 20 -foot gate opening to allow for emergency access. The applicant is requesting a Zero Lot Line plat per Section 31-234 of the City of Little Rock Subdivision Ordinance and per the ordinance requirement has indicated the maximum buildable area specifying the zero lot line for each lot. The applicant has also indicated building lines per Section 31-256(4), which allow for residential lots defined as "Contemporary Lots" to designate building lines. The applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for 7 January 20, 2005 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7668-B the purposed of delineating the maximum buildable area of each lot and the zero lot line yard has been specified. The ordinance also requires a minimum lot width of 35 feet and 4,000 square feet in area. The applicant has indicated the average lot size as 7,689 and the minimum lot size as 6,944. The minimum lot width proposed is 50 -feet. The indicated lot area and lot widths are more than adequate to meet the typical minimum ordinance requirement. The applicant has indicated a single development sign with a maximum height of six feet and a total length of fourteen feet. The sign letters are proposed as six inches. The sign is proposed with brick and rock columns and a pre -cast cap and spheres. Staff is supportive of the applicant's requested signage. There are single-family homes located to the north of this site currently accessing their homes through an access easement located on the site. The applicant has indicated access will be provided to properties located to the north of the site through the proposed subdivision. To staff's knowledge there are no outstanding issues associated with the proposed request. The applicant is proposing a single-family development at a density of 3.5 units per acre. Single-family per the City's Future Land Use Plan allows development of single-family homes at a density not greater than five units per acre. Staff feels the proposed development have should minimal to no adverse impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the proposed gates maintain a 20 -foot gate opening to allow for emergency access. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the proposed gates maintain a 20 -foot gate opening to allow for emergency access. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. ITEM NO.: 19. NAME: Chardeau Court Revised Short -form PD -R LOCATION: located at 12900 Hinson Road Planning Staff Comments: FILE NO.: Z -7668-B 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. 2. Provide on the proposed site plan the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown on all sides of each lot for purposes of delineating the maximum buildable area of each lot and specify the zero -lot -line yard. 3. General Note #3 appears to be incorrect. 4. Provide a phasing plan, if applicable. 5. Provide details of any proposed fencing (location, height, construction material). Variance/Waivers: Public Works: 1. From a traffic safety standpoint, the new street entrance should line up with Martha Drive to the west. 2. Hinson Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way 45 -feet from centerline will be required (shown on the plan). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. For lots located in the floodplain, a minimum finish floor elevation must be shown on the plat. 6. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary as shown on the plan. 7. Alteration of the floodway for street construction will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency. A permanent crossing must be constructed prior to start of any work on the subdivision. 8. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 9. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding street light requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements is service is required for the project. Relocation of existing eight inch sewer main required at Developer's expense. Six inch and eight inch service lines shown are not a part of the Little Rock Wastewater Utility System and cannot be used to provide service to any part of this development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy_: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. There is an existing 8 -inch (not 6 -inch) water main and fire hydrant in an existing waterline easement in this area. (Instrument No. 2000062944) A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. 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: County _Planning: No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a previously approved PRD for a construction of additional single-family homes on recently acquired land adjacent to the approved residential development. The request does not require a change to the Land Use Plan. Master Street Plan: Hinson Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and 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. A Class I Bikeway is shown alongside Hinson Road. A Class I Bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development Goal listed an objective of "Develop neo -traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependant on automobiles) in areas that have not yet developed. It also listed action statements of 1) "Enforce the construction of sidewalks with all types of development", 2) "Insure that physical continuity of sidewalks so that sidewalks built on the same side of the street connect without gaps and that sidewalks built on opposite sides of the street are connected with ADA accessible crosswalks", 3) "Require developers to install underground utilities in all new subdivisions, and 4) "Require street lighting to be in place in new subdivisions at the time streets are opened. The additional development of the site should be sensitive to the action plan's residential development goals. Landscape. No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 29, 2004.