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HomeMy WebLinkAboutZ-7773 Staff AnalysisFILE NO.: S-1454 NAME: Whispering Hills Preliminary Plat LOCATION: Located South of Alexander Road and West of Pam Drive South DEVELOPER: P.E. Investments, LLC 2212 South Broadway Little Rock, AR 72202 ENGINEER Laha Engineers 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 5.09 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 15 R-2, Single-family 16 — Otter Creek Planning District 41.04 VARIAN CESMAIVERS REQUESTED: FT. NEW STREET: 970 1. A variance to allow a reduced front building line for Lots 1 — 15 (15 -feet). 2. A variance to allow a reduced rear.yard setback for Lots 1 - 15 (15 -feet). 3. A variance to allow a reduced lot width for Lot 10. 4. The applicant is requesting a variance to allow the street to exceed the length of a minor residential street. 5. The applicant is requesting an in -lieu contribution for the required storm water detention. A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 4.09 -acre tract into fifteen (15) single-family lots. The lots are indicated to average 8,900 square feet with the minimum lot size proposed as 7,000 square feet. The proposed subdivision will result in a density of 3.14 units per acre. The applicant has indicated the development will be constructed in two phases with Lots 1 — 3 and Lots 8 — 15 developed in the first phase. Lots 4 — 7 will be developed in the second phase. FILE NO.: S-1454 Cont. The development includes the placement of a new cul-de-sac street extending from Alexander Road. The applicant has indicated 970 linear feet of new street will be added to the City as a result of the proposed development. The applicant is requesting a variance to allow a reduced front building line for Lots 1 — 15 and a reduced rear yard setback for the indicated lots also set at 15 - feet. The applicant is also requesting a reduced lot width for Lot 10. B. EXISTING CONDITIONS: The site is a vacant tree covered site located south of Alexander Road. Pam Drive has not been extended to the proposed subdivision with current access to the site from Whispering Drive. There is a pond located to the east of the site on an adjoining parcel. To the west of the site is a single-family neighborhood, Whispering Hills Subdivision Phase I. To the south of the site is vacant R-2, Single-family zoned property. North of the site has developed with single-family homes located on large lots accessed by Alexander Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed development and the proposed minimum square footages of the new homes. Staff has indicated this is not a question typically requested of the applicant. Staff has noted the indicated lot sizes meet with minimum ordinance requirements. All abutting property owners, the Southwest Little Rock United for Progress and the Alexander Road Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Alexander Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. 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. 3. The area reserved for storm water detention is a fairly small, odd shaped area. Provide additional details of construction. 4. A standard street width of 26 -feet measured back of curb to back of curb is required (length of street exceeds the criteria for a minor residential street). Sidewalk is required on one side of the street. 5. For service consideration, the subdivision should connect through to the west as was originally planned, especially since no was cul-de-sac constructed in Whispering Hills. 2 FILE NO.: S-1454 (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. Wastewater: Sewer main extension required with easements to serve all the indicated lots. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A water main extension will be required in order to provide service to portions of this property. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information, County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN- Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) Mr. Troy Laha was present representing the applicant. Staff gave a brief overview of the proposed request and indicated there were additional items necessary to complete the review process. Staff requested Mr. Laha dimension all property lines and provide the buildable area on each of the indicated lots. Public Works comments were addressed. Staff stated the development would require on-site detention. Mr. Laha stated he was providing detention and would provide staff with additional details concerning the proposed detention. Staff also noted the indicated street exceeded the maximum length of a minor residential street. Staff stated a standard 26 -foot street with sidewalks would be required unless a variance was approved. Staff stated they would support a variance due to the limited number of lots proposed. 3 FILE NO.: S-1454(Cont.) There was a general discussion concerning Whispering Drive located to the west. Staff stated the proposed street should be extended westward and access to the proposed subdivision taken from the existing street. Mr. Laha stated he felt the neighbors would be less opposed to the proposed development if access was not proposed from their neighborhood. Staff stated a cul-de-sac or turn- around should be provided at the end of the existing street to allow for proper turning around of trucks and automobiles. 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 plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated the dimensions of all property lines and included the buildable area for each of the lots on the proposed preliminary plat. The applicant has revised the preliminary plat to allow Whispering Drive, which currently terminates at the western property line, to extend to the east and allow a connection to the proposed subdivision. The applicant is also requesting an access to Alexander Road via Pam Drive South. The applicant has requested the proposed street to be a minor residential street. The applicant is also requesting an in -lieu contribution for the required storm water detention facility. The indicated lot sizes meet the typical ordinance requirement for single-family development. The applicant has indicated one of the lots Lot 10 with a reduced lot width. The ordinance typically requires a lot to have a minimum lot width at the building line of 60 -feet. The indicated lot has a lot width at the building line of 50 feet. The applicant is requesting a reduced building line of 15 -feet for all the indicated lots. The applicant is also requested a reduced rear yard setback of fifteen feet for all the indicated lots. The applicant has indicated with the reduced building setbacks there will be more buildable area, increasing the desirability of the lots. The lots indicate a building area ranging from 1500 to 1600 square feet. The proposed lots range in size from 7000 square feet to 18,260 square feet. The average lot size proposed is 8,900 square feet. The indicated lot sizes are adequate to meet the minimum ordinance requirements. Staff is not supportive of the proposed preliminary plat. The indicated plat results in a variance to all the indicated lots and the in ability to meet the detention ordinance requirement. This leads staff to question if the application should be revised and resubmitted as a PRD development. In addition, even though the lots meet the minimum square footage requirements set forth in the Subdivision Ordinance staff does not feel the configuration of the lots is such that the lots will C! FILE NO.: S-1454 Cont.) be buildable lots. Staff feels the applicant is "over building the site" and should reconsider the placement of this large number of lots on this site. STAFF RECOMMENDATION: Staff recommends denial of the proposed request. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) Mr. Troy Laha was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Staff stated they felt the development should be filed as a PRD. Staff stated there were a number of variances being requested and some question as to the buildability of several of the indicated lots. Mr. Laha stated the developer was requesting a variance to allow a 15 -foot building line on all the indicated lots and a reduced rear yard setback on all lots. He stated this was being requested to avoid confusion of builders. He stated the development had indicated detention on the site plan. He stated the development would not generate a great deal of water to address and the indicated detention should be adequate to handle the run-off from the development. Mr. Harold Williams addressed the Commission in opposition of the proposed request. He stated he lived at the end of Whispering Drive. He stated the road was a 2 inch asphalt street which could not withstand a lot of construction traffic. He stated the proposal he first saw indicated the development of 10 homes and not the indicated 16 homes. He stated with the development of ten homes that would be ten cars per day. He stated most homes had two cars and with children the number would only be increased. He stated he was opposed to the development of the subdivision based on the number of homes proposed and the condition of the existing roadway. Mr. Raymond Schieber addressed the Commission in opposition of the proposed request. He stated his home was located at 13511 Alexander Road. He stated the area did not have a property owners association and he was not informed of the request in a timely manner. He stated the reduced setbacks were a concern for area residents. He stated the Bill of Assurance for the existing subdivision had certain criteria for development including minimum lot sizes, minimum square footages of homes and a 25 -foot building line. He stated based on the indicated plat there appeared to be several lots which would not be buildable. Mr. Schieber stated the Alexander Road area were soils types that were not stable and the development could have stabilization problems. Mr. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the site was a difficult site to develop and based on the number of variances and the detention variances it appeared the developer was trying to maximize the buildable area. She stated she also felt the development should be reconsidered as a PRD. 5 FILE NO.: S-1454 (Cont. Ms. Janet Berry addressed the Commission in support of the proposed request. She stated as President of the Southwest Little Rock United for Progress and a member of the Neighborhood Action Plan Steering Committee she was in favor of new development in the area. She stated when the action plan was being developed and updated a few years ago the members were shocked to see how few new homes had been constructed in the area. She stated the area needed new construction. Mr. Paul Evans, the developer, addressed the Commission. He stated his desire was to construct quality homes in the 1300 to 1600 square foot range. He stated CDBG Grant money would be sought to assist homebuyers with down payment assistance. He stated Whispering Drive could be blocked during construction not allowing heavy trucks and equipment to access the roadway. There was a general discussion concerning the proposed request and the need for a PRD vs. a single-family plat. Staff stated the Board recently denied a request for a plat with a number of variances which was to be re -filed as a PRD and brought back to the Commission at their December 2004 public hearing. Staff stated they felt with the number of variances being requested and the lot configuration there were serious concerns with the buildability of four of the indicated lots. Mr. Laha stated his original proposal did not include the extension of Whispering Drive. He stated the road was added at the instruction of staff. He stated the developer's desire was to not allow the connection and add an additional lot. Staff stated the street needed to be extended since a turn -around was not constructed in the previous plat. There was a discussion concerning the reason the developer did not want to file the application as a PRD. Mr. Laha stated the develop was not ready to commit to the floor plan for each of the indicated lots. The Commission stated maximum buildable area was all that would be required. There was no further discussion of the item. The chair entertained a motion to approve the request for deferral to the December 2, 2004 Public Hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: As was recommended at the public hearing held October 7, 2004 the applicant has amended his request to include a rezoning from R-2, Single-family to PD -R to allow the development of a single-family subdivision. The applicant is requesting the development of fifteen single-family lots with a reduced front building line and a reduced rear yard setback. The applicant has indicated all lots will be developed with a fifteen foot front building line and a 15 -foot rear yard setback. The applicant has also indicated the side yards will be set at ten feet, sufficient to meet the minimum side yard setback per the Subdivision Ordinance. The applicant has indicated a minimum lot size of 7,000 square feet and a maximum lot size of 18,260 square feet. The average lot size proposed is 8,900 square feet. The 0 FILE NO.: S-1454 Cont. applicant has also indicated a maximum build area on the proposed site plan. The proposed site plan includes the placement of a detention basin on the eastern property line. The applicant has indicated the construction of Whispering Drive to connect to the proposed subdivision. The applicant indicates a 50 -foot right-of-way sufficient to meet the Master Street Plan requirement. The applicant has also indicated the construction of Pam Drive South, a new residential street containing 970 linear feet of new street. The applicant has indicated the homes will contain a minimum of 1,000 square feet of heated and cooled space and at a minimum a single car carport. The applicant has indicated the structures will be one and two story structures with a maximum building height of 35 -feet. As was previously stated staff supports the proposed development as filed. Staff feels with the large number of variances being requested the application is a classic case where the PZD ordinance applies to address the large number of variance issues. Staff recommends approval of the requested PD -R to allow the development of fifteen single-family homes on this 5.09 acre tract. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Troy Laha and Mr. Paul Evans were present representing the request. There were registered objectors present. Staff presented the item was a recommendation of approval. Staff stated the application was deferred from the October 7, 2004, Public Hearing to allow the developer to re -file the request as a PD -R and establish a buildable area and provide commitments with regard to minimum square footages and building construction materials. Mr. Troy Laha stated he and the developer had met with the neighborhood to address concerns. He stated the neighborhood was not supportive of the request as filed but the indicated design had addressed staff's concerns. He stated the drainage issue previously raised had been addressed to staff's satisfaction. Mr. Harold Williams stated he did not wish to speak. Mr. Ray Shever addressed the Commission on behalf of the area residents and the neighborhood association. He stated the neighborhood was not trying to stop development only to make the development compatible with the existing neighborhood. He stated the developers had shown the neighborhood a site plan containing ten homes, which was more in keeping with the neighborhood. He stated the existing homes in the area were on 'h acre lots and contained 2000 square feet of heated and cooled space. He stated the homes had large setbacks, which made the area feel rural even though the homes were now, located within the City limits. He stated he had met with the developer and he was confident the developer would construct a quality development. He stated the area contained poor soils types and in some cases the homes had had sediment problems causing foundations to fail. He requested the VA FILE NO.: S-1454 (Cont. Commission deny the request to place fifteen homes on the site and approve a request to place ten homes on the site. Mr. Homer Ellis addressed the Commission in opposition of the proposed request. He stated his primary concern was with drainage. He stated the developer had indicated drainage would be addressed but he was not convinced the drainage would be addressed. He stated the site was low and with the existing vacant land carried a large amount of water. He stated the roadway and the rooftops would not allow absorption, which would require additional areas for run-off. He stated there was an existing lake on the property, which served as detention for portions of the area. He stated with the additional water the lake would overflow resulting in additional water that would have nowhere to go. He stated he was not opposed to development if the development improved the neighborhood. He stated the indicated lots were to small to be compatible with the existing neighborhood. He stated the developer was not trying to improve the neighborhood only to make a profit at the neighborhoods expense. There was a general discussion concerning the proposed request. The Commission questioned staff if a development had been approved with the number of variances being requested. Staff stated an item on the current agenda also contained a large number of variances. Staff stated the Commission made a recommendation of approval of the request as a preliminary plat and the Board of Directors had denied the plat: variance request but encouraged the developers to re -file the request as a PRD. Staff also noted there had been several item in recent months the Commission had approved with variances as both plats and PRD request. A motion was made to approve the request as amended to allow the placement of fifteen homes on the site through a PD -R request. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. 0 December 2, 2004 ITEM NO.: C FILE NO.: S-1454 NAME: Whispering Hills Preliminary Plat LOCATION: Located South of Alexander Road and West of Pam Drive South DEVELOPER: P.E. Investments, LLC 2212 South Broadway Little Rock, AR 72202 ENGINEER: Laha Engineers 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 5.09 acres NUMBER OF LOTS: 15 FT. NEW STREET: 970 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16—Otter Creek Planning District CENSUS TRACT: 41.04 VARIAN CESNMAIVERS REQUESTED: 1. A variance to allow a reduced front building line for Lots 1-15 (15 -feet). 2. A variance to allow a reduced rear yard setback for Lots 1-15 (15 -feet). 3. A variance to allow a reduced lot width for Lot 10. 4. The applicant is requesting a variance to allow the street to exceed the length of a minor residential street. 5. The applicant is requesting an in -lieu contribution for the required storm water detention. A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 4.09 -acre tract into fifteen (15) single-family lots. The lots are indicated to average 8,900 square feet with the minimum lot size proposed as 7,000 square feet. The proposed subdivision will result in a density of 3.14 units per acre. The applicant has indicated the development will be constructed in two phases with Lots 1— 3 and Lots 8-15 developed in the first phase. Lots 4-7 will be developed in the second phase. December 2, 2004 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S - The development includes the placement of a new cul-de-sac street extending from Alexander Road. The applicant has indicated 970 linear feet of new street will be added to the City as a result of the proposed development. The applicant is requesting a variance to allow a reduced front building line for Lots 1-15 and a reduced rear yard setback for the indicated lots also set at 15 - feet. The applicant is also requesting a reduced lot width for Lot 10. B. EXISTING CONDITIONS: The site is a vacant tree covered site located south of Alexander Road. Pam Drive has not been extended to the proposed subdivision with current access to the site from Whispering Drive. There is a pond located to the east of the site on an adjoining parcel. To the west of the site is a single-family neighborhood, Whispering Hills Subdivision Phase I. To the south of the site is vacant R-2, Single-family zoned property. North of the site has developed with single-family homes located on large lots accessed by Alexander Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed development and the proposed minimum square footages of the new homes. Staff has indicated this is not a question typically requested of the applicant. Staff has noted the indicated lot sizes meet with minimum ordinance requirements. All abutting property owners, the Southwest Little Rock United for Progress and the Alexander Road Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Alexander Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. 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. 3. The area reserved for storm water detention is a fairly small, odd shaped area. Provide additional details of construction. 4. A standard street width of 26 -feet measured back of curb to back of curb is required (length of street exceeds the criteria for a minor residential street). Sidewalk is required on one side of the street. K December 2, 2004 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: S-1454 5. For service consideration, the subdivision should connect through to the west as was originally planned, especially since no was cul-de-sac constructed in Whispering Hills. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve all the indicated lots. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A water main extension will be required in order to provide service to portions of this property. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning- No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) Mr. Troy Laha was present representing the applicant. Staff gave a brief overview of the proposed request and indicated there were additional items necessary to complete the review process. Staff requested Mr. Laha dimension all property lines and provide the buildable area on each of the indicated lots. Public Works comments were addressed. Staff stated the development would require on-site detention. Mr. Laha stated he was providing detention and would K December 2, 2004 SUBDIVISION ITEM NO.: FILE NO.: S-1454 provide staff with additional details concerning the proposed detention. Staff also noted the indicated street exceeded the maximum length of a minor residential street. Staff stated a standard 26 -foot street with sidewalks would be required unless a variance was approved. Staff stated they would support a variance due to the limited number of lots proposed. There was a general discussion concerning Whispering Drive located to the west. Staff stated the proposed street should be extended westward and access to the proposed subdivision taken from the existing street. Mr. Laha stated he felt the neighbors would be less opposed to the proposed development if access was not proposed from their neighborhood. Staff stated a cul-de-sac or turn- around should be provided at the end of the existing street to allow for proper turning around of trucks and automobiles. 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 plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated the dimensions of all property lines and included the buildable area for each of the lots on the proposed preliminary plat. The applicant has revised the preliminary plat to allow Whispering Drive, which currently terminates at the western property line, to extend to the east and allow a connection to the proposed subdivision. The applicant is also requesting an access to Alexander Road via Pam Drive South. The applicant has requested the proposed street to be a minor residential street. The applicant is also requesting an in -lieu contribution for the required storm water detention facility. The indicated lot sizes meet the typical ordinance requirement for single-family development. The applicant has indicated one of the lots Lot 10 with a reduced lot width. The ordinance typically requires a lot to have a minimum lot width at the building line of 60 -feet. The indicated lot has a lot width at the building line of 50 feet. The applicant is requesting a reduced building line of 15 -feet for all the indicated lots. The applicant is also requested a reduced rear yard setback of fifteen feet for all the indicated lots. The applicant has indicated with the reduced building setbacks there will be more buildable area, increasing the desirability of the lots. The lots indicate a building area ranging from 1500 to 1600 square feet. The proposed lots range in size from 7000 square feet to 18,260 square feet. The average lot size proposed is 8,900 square feet. The indicated lot sizes are adequate to meet the minimum ordinance requirements. 4 December 2, 2004 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1454 Staff is not supportive of the proposed preliminary plat. The indicated plat results in a variance to all the indicated lots and the in ability to meet the detention ordinance requirement. This leads staff to question if the application should be revised and resubmitted as a PRD development. In addition, even though the lots meet the minimum square footage requirements set forth in the Subdivision Ordinance staff does not feel the configuration of the lots is such that the lots will be buildable lots. Staff feels the applicant is "over building the sits' and should reconsider the placement of this large number of lots on this site. I. STAFF RECOMMENDATION: Staff recommends denial of the proposed request. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) Mr. Troy Laha was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Staff stated they felt the development should be filed as a PRD. Staff stated there were a number of variances being requested and some question as to the buildability of several of the indicated lots. Mr. Laha stated the developer was requesting a variance to allow a 15 -foot building line on all the indicated lots and a reduced rear yard setback on all lots. He stated this was being requested to avoid confusion of builders. He stated the development had indicated detention on the site plan. He stated the development would not generate a great deal of water to address and the indicated detention should be adequate to handle the run-off from the development. Mr. Harold Williams addressed the Commission in opposition of the proposed request. He stated he lived at the end of Whispering Drive. He stated the road was a 2 inch asphalt street which could not withstand a lot of construction traffic. He stated the proposal he first saw indicated the development of 10 homes and not the indicated 16 homes. He stated with the development of ten homes that would be ten cars per day. He stated most homes had two cars and with children the number would only be increased. He stated he was opposed to the development of the subdivision based on the number of homes proposed and the condition of the existing roadway. Mr. Raymond Schieber addressed the Commission in opposition of the proposed request. He stated his home was located at 13511 Alexander Road. He stated the area did not have a property owners association and he was not informed of the request in a timely manner. He stated the reduced setbacks were a concern for area residents. He stated the Bill of Assurance for the existing subdivision had certain criteria for development including minimum lot sizes, minimum square footages of homes and a 5 December 2, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1454 25 -foot building line. He stated based on the indicated plat there appeared to be several lots which would not be buildable. Mr. Schieber stated the Alexander Road area were soils types that were not stable and the development could have stabilization problems. Mr. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the site was a difficult site to develop and based on the number of variances and the detention variances it appeared the developer was trying to maximize the buildable area. She stated she also felt the development should be reconsidered as a PRD. Ms. Janet Berry addressed the Commission in support of the proposed request. She stated as President of the Southwest Little Rock United for Progress and a member of the Neighborhood Action Plan Steering Committee she was in favor of new development in the area. She stated when the action plan was being developed and updated a few years ago the members were shocked to see how few new homes had been constructed in the area. She stated the area needed new construction. Mr. Paul Evans, the developer, addressed the Commission. He stated his desire was to construct quality homes in the 1300 to 1600 square foot range. He stated CDBG Grant money would be sought to assist homebuyers with down payment assistance. He stated Whispering Drive could be blocked during construction not allowing heavy trucks and equipment to access the roadway. There was a general discussion concerning the proposed request and the need for a PRD vs. a single-family plat. Staff stated the Board recently denied a request for a plat with a number of variances which was to be re -filed as a PRD and brought back to the Commission at their December 2004 public hearing. Staff stated they felt with the number of variances being requested and the lot configuration there were serious concerns with the buildability of four of the indicated lots. Mr. Laha stated his original proposal did not include the extension of Whispering Drive. He stated the road was added at the instruction of staff. He stated the developees desire was to not allow the connection and add an additional lot. Staff stated the street needed to be extended since a turn -around was not constructed in the previous plat. There was a discussion concerning the reason the developer did not want to file the application as a PRD. Mr. Laha stated the develop was not ready to commit to the floor plan for each of the indicated lots. The Commission stated maximum buildable area was all that would be required. There was no further discussion of the item. The chair entertained a motion to approve the request for deferral to the December 2, 2004 Public Hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. December 2, 2004 SUBDIVISION ITEM NO.: C STAFF UPDATE: FILE NO.: S-1454 As was recommended at the public hearing held October 7, 2004 the applicant has amended his request to include a rezoning from R-2, Single-family to PD -R to allow the development of a single-family subdivision. The applicant is requesting the development of fifteen single-family lots with a reduced front building line and a reduced rear yard setback. The applicant has indicated all lots will be developed with a fifteen foot front building line and a 15 -foot rear yard setback. The applicant has also indicated the side yards will be set at ten feet, sufficient to meet the minimum side yard setback per the Subdivision Ordinance. The applicant has indicated a minimum lot size of 7,000 square feet and a maximum lot size of 18,260 square feet. The average lot size proposed is 8,900 square feet. The applicant has also indicated a maximum build area on the proposed site plan. The proposed site plan includes the placement of a detention basin on the eastern property line. The applicant has indicated the construction of Whispering Drive to connect to the proposed subdivision. The applicant indicates a 50 -foot right-of-way sufficient to meet the Master Street Plan requirement. The applicant has also indicated the construction of Pam Drive South, a new residential street containing 970 linear feet of new street. The applicant has indicated the homes will contain a minimum of 1,000 square feet of heated and cooled space and at a minimum a single car carport. The applicant has indicated the structures will be one and two story structures with a maximum building height of 35 -feet. As was previously stated staff supports the proposed development as filed. Staff feels with the large number of variances being requested the application is a classic case where the PZD ordinance applies to address the large number of variance issues. Staff recommends approval of the requested PD -R to allow the development of fifteen single-family homes on this 5.09 acre tract. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Troy Laha and Mr. Paul Evans were present representing the request. There were registered objectors present. Staff presented the item was a recommendation of approval. Staff stated the application was deferred from the October 7, 2004, Public Hearing to allow the developer to re -file the request as a PD -R and establish a buildable area and provide commitments with regard to minimum square footages and building construction materials. 7 December 2, 2004 suBDIVISION ITEM NO.; C Cont. FILE NQ,: S-1454 Mr. Troy Laha stated he and the developer had met with the neighborhood to address concerns. He stated the neighborhood was not supportive of the request as filed but the indicated design had addressed staff's concerns. He stated the drainage issue Previously raised had been addressed to staff's satisfaction, Mr. Harold Williams stated he did not wish to speak. Mr. Ray Shever addressed the Commission on behalf of the area residents and the neighborhood association. He stated the neighborhood was not trying to stop development only to make the development compatible with the existing neighborhood. He stated the developers had shown the neighborhood a site plan containing ten homes, which was more in keeping with the neighborhood. He stated the existing homes in the area were on % acre lots and contained 2000 square feet of heated and cooled space. He stated the homes had large setbacks, which made the area feel rural even though the homes were now, located within the City limits. He stated he had met with the developer and he was confident the developer would construct a quality development. He stated the area contained poor soils types and in some cases the homes had had sediment problems causing foundations to fail. He requested the Commission deny the request to place fifteen homes on the site and approve a request to place ten homes on the site. Mr. Homer Ellis addressed the Commission in opposition of the proposed request. He stated his primary concern was with drainage. He stated the developer had indicated drainage would be addressed but he was not convinced the drainage would be addressed. He stated the site was low and with the existing vacant land carried a large amount of water. He stated the roadway and the rooftops would not allow absorption, which would require additional areas for run-off, He stated there was an existing lake on the property, which served as detention for portions of the area. He stated with the additional water the lake would overflow resulting in additional water that would have nowhere to go. He stated he was not opposed to development it the development improved the neighborhood. He stated the indicated lots were to small to be compatible with the existing neighborhood. He stated the developer was not trying to improve the neighborhood only to make a profit at the neighborhoods expense, There was a general discussion concerning the proposed request. The Commission questioned staff if a development had been approved with the number of variances being requested. Staff stated an item on the current agenda also contained a large number of variances. Staff stated the Commission made a recommendation of arovaI of the request as a preliminary plat and the Board of Directors had denied the plat variance request but encouraged the developers to re -file the request as a PRO. Staff also noted there had been several item in recent months the Commission had approved with variances as Both plats and PRD request. Ei uecemner 2, 2004 SllBDIVISiON ITEM NQ.: C (Cont. M ND ---S-1454 A motion was made to approve the request as amended to allow the placement of fifteen homes on the site through a PD -R request. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. F] ITEM NO.: 6 — — — — — — — _ FILE NO.: S-1454 NAME: Whispering Hills Preliminary Plat LOCATION: located South of Alexander Road and West of Pam Drive South Plannina Staff Comments:�,�+ 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing" d 2. Provide the source of title of the landowner on the proposed preliminary plat. 3. Provide the dimensions of all proposed lot lines on the preliminary plat. 4. Provide the buildable area for all the indicated lots. Variance/Waivers: None requested. l Public Works: Z311 LY V 1. Alexander Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. A grading permit in accordance with Section 29-986(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. 3. The area reserved for storm water detention is a fairly small, odd shaped area. Provide additional details of construction. 4. A standard street width of 26 -feet measured back of curb to back of curb is required (length of street exceeds the criteria for a minor residential street). Sidewalk is required on one side of the street. 5. For service consideration, the subdivision should connect through to the west as was originally planned, especially since no cul-de-sac constructed in Whispering Hills. Utilities and Fire Department/County Planning: y, L- c_) Wastewater: Sewer main extension required with easements to � serve all the indicated lots. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC' No comment received. Centra! 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 required in order to provide service to portions of this property. 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. Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. Plannina Division: No comment. 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, September 22, 2004.