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HomeMy WebLinkAboutZ-7812 Staff AnalysisITEM NO.: 10 FILE NO.: Z-7812 NAME: Pintura Subdivision Long -form PD -R LOCATION: located on the North side of Kanis Road, just West of Kirby Road Planning Staff Comments: 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. Will the development be gated? If so indicated on the proposed site plan the location of the gates, the turn -around and the key pad entry. 3. Provide the access and utility easement to cover the entirety of the lots and tracts. 4. Provide details of the proposed garbage collection. Will there be a dumpster located on the site? If so indicate the location along with a note concerning the required screening. 5. Through a PRD a minimum of 500 square feet of usable private open space per unit must be provided. Please indicate the areas set aside for private open spaces on the site plan and indicate the area the PRD meets this minimum requirement. Variance/Waivers: None requested. Public Works Conditions: 1. Kanis 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. Provide design of the street conforming to the Master Street Plan standard. Construct one-half street improvement to the street, including a 5 -foot sidewalk, with the planned development. 3. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 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. Storm Water Detention Ordinance applies to the property. The proposed location for storm water detention facilities on the plan does not address run-off from the southern portion of the site. 6. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show approximate finished contours for the site, any walls or terraces, and all storm water flows (Q) into and out of the site. 7. Align the new private street with Baker Lane to the west. As shown, the new street creates a traffic hazard. The supplemental access point would also have to be relocated to provide adequate space between driveways. 8. Regarding the lots with individual ownership, no residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. For the apartments, solid waste pick-up must be provided by a private contractor. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Enerav: 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Proposed water facilities will be sized to provide adequate pressure and fire protection based on hydraulic modeling to be performed by Central Arkansas Water. 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: Maintain a minimum 20 -foot driveway and access around the fountain. Place fire hydrants per code. 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. Plannina Division: Landscape: The plan submitted does not provide for the average twenty foot wide land use buffer required along the eastern perimeter nor the average forty-one foot wide land use buffer along the northern and southern perimeters. These are average requirements. These buffers cannot be less than nine -feet in width at any given point. Additionally, the proposed on-site street buffer width must average 20 -feet and never be less than 10 -feet in width at any given point. The Landscape Ordinance requires an average width of nine feet and never less than six feet nine inches. A portion of the street perimeter landscape strip is less than this minimum. A variance of the Landscape Ordinance requirement would require approval from the City Beautiful Commission. A six foot high opaque screen is required along the developments northern, southern and eastern perimeters. This screen may be a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Staff recommends this screen be a wooden fence or wall. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, March 30, 2005. May 26, 2005 ITEM NO.: F FILE NO.: Z-781 NAME: Pintura Subdivision Long -form PD -R LOCATION: Located on the North side of Kanis Road, just West of Kirby Road DEVELOPER: Chris Olsen 7 Woodbrook Court Little Rock, AR 72211 ENGINEER: Crafton, Tull and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 6.1 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 12 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: Residential subdivision containing townhouse and patio home development VARIANCESMAIVERS REQUESTED: A five year deferral of the required street improvements to Kanis Road. A. PROPOSAUREQUEST: The applicant is requesting a rezoning of the site from R-2, Single-family to PD -R to allow the development of a new residential subdivision containing an attached single-family development and townhouse condominium units. According to the applicant, the property will be developed into fourteen residential lots of approximately 5600 square feet in area. The applicant has indicated there are two tracts proposed within the development that will be developed for townhouse condominiums, Tract A and Tract B, which will be subdivided and owned under a horizontal property regime. The applicant has stated the patio homes will be May 26, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z-7812 owner occupied. The applicant has also stated there will be 25 townhouse condominiums developed. The applicant states five are to be developed on Tract A and 20 on Tract B. The site plan -indicates Lots 1 — 14, the attached single-family homes, will be developed in the first phase along with Tract A. Tract B will be developed in the second phase. The applicant has stated the owner/developer agrees to dedicate sufficient right- of-way and construct one-half street improvements to Kanis Road per the Master Street Plan. The site plan indicated dedication necessary to increase the right- of-way to 45 -feet from the centerline of Kanis Road and to increase the width of the current pavement to conform to standards for a minor arterial. The site plan also indicates all internal streets will be held as private streets. The site plan indicates all main drives will be curbed and guttered whereas alleyways and services drives will not be constructed with curb and gutter. The applicant has also indicated all stormwater detention storage will be on-site. The applicant has stated they are aware the site does not currently have sewer service. The applicant is working with Little Rock Wastewater to extend a sewer main line to Kirby Road. The owner will then extend the line at their expense from Kirby Road to the property. B. EXISTING CONDITIONS: The site contains several out buildings and a manufactured home. The site has a scattering of trees and slopes from north to south. Other uses in the area include Baker Elementary School to the south, a gun shop, apartment units and office uses. To the north of the site is the Parkway Place Subdivision a single- family neighborhood. To the east of the site is property with single-family homes which appear vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: Kanis 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 May 26, 2005 SUBDIVISION ITEM NO.: F (Cont. FILE NO.: Z-7812 2. Provide design of the street conforming to the Master Street Plan standard. Construct one-half street improvement to the street, including a 5 -foot sidewalk, with the planned development. 3. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 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. Storm Water Detention Ordinance applies to the property. The proposed location for storm water detention facilities on the plan does not address run- off from the southern portion of the site. 6. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show approximate finished contours for the site, any walls or terraces, and all storm water flows (Q) into and out of the site. 7. Align the new private street with Baker Lane to the west. As shown, the new street creates a traffic hazard. The supplemental access point would also have to be relocated to provide adequate space between driveways. 8. Regarding the lots with individual ownership, no residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. For the apartments, solid waste pick-up must be provided by a private contractor. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter-gy: No comment received. Center -Point Enercy: 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Proposed water facilities will be sized to provide adequate pressure and fire protection based on hydraulic modeling to be performed by Central Arkansas Water. 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. 3 May 26, 2005 SUBDIVISION ITEM NO.: F(Cont.)FILE NO.: Z-7812 Fire Department: Maintain a minimum 20 -foot driveway and access around the fountain. Place fire hydrants per code. 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__Divis_ion: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PRD (Planned Residential Development) for a mixture of townhomes, duplexes, and single-family homes. The overall density of the application is approximately six dwelling units per acre, consistent with the Single Family land use category. This request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. 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. Any entrances and exits to the site should respect existing intersections near the development to help provide smooth traffic flow on Kanis Road. This section of Kanis road is built as a rural two-lane road and half street improvements and dedication of right-of-way will be required. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Infrastructure goal listed one objective relevant to this case: "Ensure that roads are improved in a manner that is supportive of all modes of transportation (walking, cycling, automobile, public transit and truck)" and help to minimize the conflicts between the various modes. When improvements are made to Kanis Road, it should be done to ensure adequate transportation for all transportation modes. The Neighborhood Involvement Goal lists two objectives related to this application. The objectives area to ensure that neighborhoods are informed of the development activities, and that developers to work together with neighborhoods that may be affected by development. Action statements that support the Neighborhood Involvement goal show a desire for citizen input prior to the Planning Commission Hearing and that plans be posted at the local Public Library and Neighborhood Resource Center. One objective of the Residential development Goals is "To create and maintain well planned residential 4 May 26, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z-7812 neighborhoods that provide an aesthetically pleasing, unique, healthy, and safe urban living environment," with action statements calling for support of the landscaping and tree preservation ordinance. In order to provide a quality development within for the area the applicant is encouraged to meet with local residents to discuss the site's design. Landscape: The plan submitted does not provide for the average twenty foot wide land use buffer required along the eastern perimeter nor the average forty- one foot wide land use buffer along the northern and southern perimeters. These are average requirements. These buffers cannot be less than nine -feet in width at any given point. Additionally, the proposed on-site street buffer width must average 20 -feet and never be less than 10 -feet in width at any given point. The Landscape Ordinance requires an average width of nine feet and never less than six feet nine inches. A portion of the street perimeter landscape strip is less than this minimum. A variance of the Landscape Ordinance requirement would require approval from the City Beautiful Commission. A six foot high opaque screen is required along the developments northern, southern and eastern perimeters. This screen may be a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Staff recommends this screen be a wooden fence or wall. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) The applicant was present representing the request_ Staff presented the item indicating the development was an attached single-family development and a condominium development in the second phase. Staff stated there were additional items necessary to complete the review process and requested the applicant provide additional information concerning garbage collection. Staff questioned if there would be a dumpster located on the site, and if, so the location needed to be shown along with a note concerning the required screening. Staff also stated through the PRD requests a minimum of 500 square feet of useable private open space per unit must be provided. Staff requested the applicant indicate the areas set aside for private open spaces on the site plan and requested the applicant indicate the area of the PRD that met this minimum requirement. Public Works comments were addressed. Staff requested the applicant align the new private street with Baker Lane to the west. Staff stated as shown, the new street created a traffic hazard. Staff stated the supplemental access point would May 26, 2005 SUBDIVISION ITEM NO.: F (Cont. FILE NO.: Z-7812 also need to be relocated to provide adequate space between driveways. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a dedication of right-of-way 45 -feet from centerline would be required. Staff requested the applicant provide the design of the street conforming to the Master Street Plan standard including the construction of one- half street improvements to the street, including a 5 -foot sidewalk, with the planned development. There was a general discussion concerning a deferral of the required street improvements. Staff noted they would not support a deferral on lots that were to be sold but would possibly support a deferral of the street improvements to Phase II until the time of development. Staff stated the lots with individual ownership would not be provided residential waste collection service on the private streets unless the property owners association provided a waiver of damage claims for operation on private property. Staff stated the apartments must provide waste collection through a private contractor. Landscaping comments were addressed. Staff stated the plan submitted did not provide for the average twenty foot wide land use buffer required along the eastern perimeter nor the average forty-one foot wide land use buffer along the northern and southern perimeters. Staff stated these were average requirements. Staff stated the buffers could not be less than nine -feet in width at any given point. Staff stated the proposed on-site street buffer width must average 20 -feet and never be less than 10 -feet in width at any given point. Staff stated the Landscape Ordinance required an average width of nine feet and never less than six feet nine inches. Staff noted a portion of the street perimeter landscape strip was less than the minimum required. Staff stated a variance from the Landscape Ordinance requirement would require and approval from the City Beautiful Commission sought if the buffer did not meet minimum requirements. 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 site plan addressing most of the issues raised at the March 24, 2005, Subdivision Committee meeting. The applicant has indicated garbage collection for the townhouse units will be handled by a private waste contractor. The applicant has not indicated an on-site dumpster. The applicant has indicated the private contractor will provide traditional garbage collection through the collection of cans at the curb for the residents. The applicant has also indicated a minimum of 500 square feet of open space will be D May 26, 2005 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7812 provided for each of the individual units. The site plan includes the placement of green spaces behind each of the condominium units as well as open space in the front yard area. The applicant has revised the site plan to only allow one driveway access to the site. The site plan includes an emergency access point to the site should the main drive become blocked to allow emergency personnel access to the site. Staff is supportive of this configuration. The applicant has also indicated a request for a deferral of the required street improvements until the Phase II portion of the development. Staff is supportive of this request. The revised site plan appears to meet minimum buffer requirements along the northern, eastern and street side of the proposed development. The buffer requirement along the western perimeter of the site does not appear to meet the minimum 23 -foot average requirement. The site plan includes the placement of an alley driveway to serve the proposed single-family portion of the development and a ten foot landscaped strip. Staff is supportive of the reduced landscape strip in this area however staff feels proper screening should be placed in this area to protect the abutting residences. The applicant has also indicated the placement of a six foot chain link fence with a vine planting for screening. Staff is not supportive of this choice of screening. Staff feels with the placement of activities in the rear yard area, additional protection should be given to the adjoining homeowners. Staff feels the placement of a six foot opaque fence and landscape plantings in this area would be the more desirable approach to provide screening. Staff feels the plantings will assist in reducing noise to the adjoining properties. Staff is supportive of the proposed development. The applicant has indicated the development of a mixture of housing type on the site in two phases. The applicant has indicated the development of 14 attached single-family homes and 25 condominium units resulting in a density of 6.35 units per acre. Staff feels the proposed development and density are appropriate for the site. To staff s knowledge there are no outstanding issues associated with the proposed request. 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 staff report. Staff recommends approval of the applicant's requested deferral of the required Master Street Plan requirement until the Phase II portion of the proposed development. 7 May 26, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z-7812 Staff recommends a six foot opaque fence or wall be placed along the rear property line. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. 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 staff report. Staff also presented a recommendation of approval of the applicant's requested deferral of the required Master Street Plan requirement until the Phase II portion of the proposed development and a recommendation that a six-foot opaque fence or wall be placed along the rear property line. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. FILE NO.: Z - NAME: Pintura Subdivision Long -form PD -R LOCATION: Located on the North side of Kanis Road, just West of Kirby Road DEVELOPER: Chris Olsen 7 Woodbrook Court Little Rock, AR 72211 ENGINEER: Crafton, Tull and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 6.1 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 12 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: Residential subdivision containing townhouse and patio home development VARIANCESM/AIVERS REQUESTED: A five year deferral of the required street improvements to Kanis Road. A. PROPOSAUREQUEST: The applicant is requesting a rezoning of the site from R-2, Single-family to PD -R to allow the development of a new residential subdivision containing an attached single-family development and townhouse condominium units. According to the applicant, the property will be developed into fourteen residential lots of approximately 5600 square feet in area. The applicant has indicated there are two tracts proposed within the development that will be developed for townhouse condominiums, Tract A and Tract B, which will be subdivided and owned under a horizontal property regime. The applicant has stated the patio homes will be owner occupied. The applicant has also stated there will be 25 townhouse FILE NO.: Z-7812 (Cont. condominiums developed. The applicant states five are to be developed on Tract A and 20 on Tract B. The site plan indicates Lots 1 — 14, the attached single-family homes, will be developed in the first phase along with Tract A. Tract B will be developed in the second phase. The applicant has stated the owner/developer agrees to dedicate sufficient right- of-way and construct one-half street improvements to Kanis Road per the Master Street Plan. The site plan indicated dedication necessary to increase the right- of-way to 45 -feet from the centerline of Kanis Road and to increase the width of the current pavement to conform to standards for a minor arterial. The site plan also indicates all internal streets will be held as private streets. The site plan indicates all main drives will be curbed and guttered whereas alleyways and services drives will not be constructed with curb and gutter. The applicant has also indicated all stormwater detention storage will be on-site. The applicant has stated they are aware the site does not currently have sewer service. The applicant is working with Little Rock Wastewater to extend a sewer main line to Kirby Road. The owner will then extend the line at their expense from Kirby Road to the property. B. EXISTING CONDITIONS: The site contains several out buildings and a manufactured home. The site has a scattering of trees and slopes from north to south. Other uses in the area include Baker Elementary School to the south, a gun shop, apartment units and office uses. To the north of the site is the Parkway Place Subdivision a single- family neighborhood. To the east of the site is property with single-family homes which appear vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis 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. Provide design of the street conforming to the Master Street Plan standard. Construct one-half street improvement to the street, including a 5 -foot sidewalk, with the planned development. 2 FILE NO.: Z-7812 3. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 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. Storm Water Detention Ordinance applies to the property. The proposed location for storm water detention facilities on the plan does not address run- off from the southern portion of the site. 6. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show approximate finished contours for the site, any walls or terraces, and all storm water flows (Q) into and out of the site. 7. Align the new private street with Baker Lane to the west. As shown, the new street creates a traffic hazard. The supplemental access point would also have to be relocated to provide adequate space between driveways. 8. Regarding the lots with individual ownership, no residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. For the apartments, solid waste pick-up must be provided by a private contractor. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Proposed water facilities will be sized to provide adequate pressure and fire protection based on hydraulic modeling to be performed by Central Arkansas Water. 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: Maintain a minimum 20 -foot driveway and access around the fountain. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. Kj FILE NO.: Z-7812 (Cont. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PRD (Planned Residential Development) for a mixture of townhomes, duplexes, and single-family homes. The overall density of the application is approximately six dwelling units per acre, consistent with the Single Family land use category. This request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. 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. Any entrances and exits to the site should respect existing intersections near the development to help provide smooth traffic flow on Kanis Road. This section of Kanis road is built as a rural two-lane road and half street improvements and dedication of right-of-way will be required. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Infrastructure goal listed one objective relevant to this case: "Ensure that roads are improved in a manner that is supportive of all modes of transportation (walking, cycling, automobile, public transit and truck)" and help to minimize the conflicts between the various modes. When improvements are made to Kanis Road, it should be done to ensure adequate transportation for all transportation modes. The Neighborhood Involvement Goal lists two objectives related to this application. The objectives area to ensure that neighborhoods are informed of the development activities, and that developers to work together with neighborhoods that may be affected by development. Action statements that support the Neighborhood Involvement goal show a desire for citizen input prior to the Planning Commission Hearing and that plans be posted at the local Public Library and Neighborhood Resource Center. One objective of the Residential development Goals is "To create and maintain well planned residential neighborhoods that provide an aesthetically pleasing, unique, healthy, and safe urban living environment," with action statements calling for support of the landscaping and tree preservation ordinance. In order to provide a quality development within for the area the applicant is encouraged to meet with local residents to discuss the site's design. Landscape: The plan submitted does not provide for the average twenty foot wide land use buffer required along the eastern perimeter nor the average forty- one foot wide land use buffer along the northern and southern perimeters. These 4 FILE NO.: Z-7812 (Cont. are average requirements. These buffers cannot be less than nine -feet in width at any given point. Additionally, the proposed on-site street buffer width must average 20 -feet and never be less than 10 -feet in width at any given point. The Landscape Ordinance requires an average width of nine feet and never less than six feet nine inches. A portion of the street perimeter landscape strip is less than this minimum. A variance of the Landscape Ordinance requirement would require approval from the City Beautiful Commission. A six foot high opaque screen is required along the developments northern, southern and eastern perimeters. This screen may be a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Staff recommends this screen be a wooden fence or wall. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) The applicant was present representing the request. Staff presented the item indicating the development was an attached single-family development and a condominium development in the second phase. Staff stated there were additional items necessary to complete the review process and requested the applicant provide additional information concerning garbage collection. Staff questioned if there would be a dumpster located on the site, and if, so the location needed to be shown along with a note concerning the required screening. Staff also stated through the PRD requests a minimum of 500 square feet of useable private open space per unit must be provided. Staff requested the applicant indicate the areas set aside for private open spaces on the site plan and requested the applicant indicate the area of the PRD that met this minimum requirement. Public Works comments were addressed. Staff requested the applicant align the new private street with Baker Lane to the west. Staff stated as shown, the new street created a traffic hazard. Staff stated the supplemental access point would also need to be relocated to provide adequate space between driveways. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a dedication of right-of-way 45 -feet from centerline would be required. Staff requested the applicant provide the design of the street conforming to the Master Street Plan standard including the construction of one- half street improvements to the street, including a 5 -foot sidewalk, with the planned development. There was a general discussion concerning a deferral of the required street improvements. Staff noted they would not support a deferral on lots that were to be sold but would possibly support a deferral of the street improvements to Phase II until the time of development. 5 FILE NO.: Z-7812 (Cont. Staff stated the lots with individual ownership would not be provided residential waste collection service on the private streets unless the property owners association provided a waiver of damage claims for operation on private property. Staff stated the apartments must provide waste collection through a private contractor. Landscaping comments were addressed. Staff stated the plan submitted did not provide for the average twenty foot wide land use buffer required along the eastern perimeter nor the average forty-one foot wide land use buffer along the northern and southern perimeters. Staff stated these were average requirements. Staff stated the buffers could not be less than nine -feet in width at any given point. Staff stated the proposed on-site street buffer width must average 20 -feet and never be less than 10 -feet in width at any given point. Staff stated the Landscape Ordinance required an average width of nine feet and never less than six feet nine inches. Staff noted a portion of the street perimeter landscape strip was less than the minimum required. Staff stated a variance from the Landscape Ordinance requirement would require and approval from the City Beautiful Commission sought if the buffer did not meet minimum requirements. 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 site plan addressing most of the issues raised at the March 24, 2005, Subdivision Committee meeting. The applicant has indicated garbage collection for the townhouse units will be handled by a private waste contractor. The applicant has not indicated an on-site dumpster. The applicant has indicated the private contractor will provide traditional garbage collection through the collection of cans at the curb for the residents. The applicant has also indicated a minimum of 500 square feet of open space will be provided for each of the individual units. The site plan includes the placement of green spaces behind each of the condominium units as well as open space in the front yard area. The applicant has revised the site plan to only allow one driveway access to the site. The site plan includes an emergency access point to the site should the main drive become blocked to allow emergency personnel access to the site. Staff is supportive of this configuration. The applicant has also indicated a request for a deferral of the required street improvements until the Phase II portion of the development. Staff is supportive of this request. The revised site plan appears to meet minimum buffer requirements along the northern, eastern and street side of the proposed development. The buffer requirement along the western perimeter of the site does not appear to meet the L FILE NO.: Z-7812 (Cont. minimum 23 -foot average requirement. The site plan includes the placement of an alley driveway to serve the proposed single-family portion of the development and a ten foot landscaped strip. Staff is supportive of the reduced landscape strip in this area however staff feels proper screening should be placed in this area to protect the abutting residences. The applicant has also indicated the placement of a six foot chain link fence with a vine planting for screening. Staff is not supportive of this choice of screening. Staff feels with the placement of activities in the rear yard area, additional protection should be given to the adjoining homeowners. Staff feels the placement of a six foot opaque fence and landscape plantings in this area would be the more desirable approach to provide screening. Staff feels the plantings will assist in reducing noise to the adjoining properties. Staff is supportive of the proposed development. The applicant has indicated the development of a mixture of housing type on the site in two phases. The applicant has indicated the development of 14 attached single-family homes and 25 condominium units resulting in a density of 6.35 units per acre. Staff feels the proposed development and density are appropriate for the site. To staff's knowledge there are no outstanding issues associated with the proposed request. 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 staff report. Staff recommends approval of the applicant's requested deferral of the required Master Street Plan requirement until the Phase II portion of the proposed development. Staff recommends a six foot opaque fence or wall be placed along the rear property line. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. 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 staff report. Staff also presented a recommendation of approval of the applicant's requested deferral of the required Master Street Plan requirement until the Phase II portion of the proposed development and a recommendation that a six-foot opaque fence or wall be placed along the rear property line. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. N