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HomeMy WebLinkAboutZ-7875 Staff AnalysisJuly 7, 2005 ITEM NO.: NAME: Taylor Park Subdivision Long -form POD LOCATION: Located South of Kanis Road, East of Asbury Road DEVELOPER: Taylor Park LLC 13007 Stacy Lane Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 22.9 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 123 R-2, Single-family Single-family Residential -•� FILE NO.: Z-7875 FT. NEW STREET: 3,950 LF PROPOSED USE: Mixed Use Development — Commercial, Office and Attached Single-family Residential and Detached Single-family Residential VARIAN CESNVAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow reduced lot development standards. 2. A variance from the Land Alteration Ordinance to allow advanced grading of the site. 3. A five year deferral of the Master Street Plan requirements for the required street improvements to Kanis Road. A. PROPOSAUREQUEST: The property is located on the south side of Kanis Road just east of the intersection with Asbury Road. The 22.9 acres of land the project contains is proposed as a mixed use development. The property fronting along Kanis Road would be rezoned for light commercial and quiet office. The next tier of lots to the south would be rezoned to a quiet office use. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 Cont. FILE NO,: Z-7875 The applicant has indicated selected 0-3 and C-3 uses as allowable uses for the site. The following indicates the requested allowable uses for the site: Ambulance service post, Amusement, commercial, inside, Antique shop, with repair, Appliance repair, Auto rental or leasing, no service sales or repair, Bakery or confectionary shop, Bank or savings and loan office, Barber and beauty shop, Beverage shop, Book and stationary store, Building materials sales, open, Camera shop, Car wash, Catering, commercial, Cemetery or mausoleum, Church, Cigar, tobacco and candy store, Clinic, medical, dental or optical, Clothing store, Community welfare or health center, Custom sewing and millinery, Day nursery or day care center, Day care center, adult, Drugstore or pharmacy, Duplication shop, Drug store, pharmacy, Eating place without drive-in service, Eating place with drive-in service, Establishment of a religious, charitable or philanthropic organization, Family care center, Fire station, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic sculpture or similar artwork, Hardware or sporting goods store, Health studio or spa, High-rise multi- family district at a density not greater than 30 units per gross acre, Hobby shop, Home center, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laboratory, Landscape service, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, open display, Library, art gallery, museum or similar public use, Medical appliance fittings and sales, Mini -warehouse, Multi -family dwellings, as per the R-5 District, Office, general and professional, Office, showroom with warehouse, with retail sales enclosed, Office equipment sales and service, Office warehouse, Optical shop, Paint and wallpaper store, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Retail sales, uses not listed, enclosed, Rooming lodging and boarding facility, School, business, School, commercial, trade or craft, School, public or denominational, Seasonal and temporary sales, outside, Secondhand store, used furniture or rummage shop, Shoe repair, Studio, art, music speech, drama, dance or other artistic endeavors, Studio broadcasting and recording, Tailor, Taxi office, Theater, not drive-in type, Tool and equipment rental, inside display only, Travel bureau. The applicant is requesting a deferral of street improvements for five years or until adjacent property development occurs. The applicant has indicated the southern portion of the development would contain residential uses. The applicant has indicated the subdivision would be surrounded by court homes with 50 foot wide lots and shared common driveways. The applicant has indicated town homes will be constructed within the interior of the development. The applicant has indicated they will all be rear loaded off a common alleyway. The applicant has indicated the developers will construct three and four unit structures and convey title on the lots. P►; July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) _ FILE NQ.: Z-7875 In staffs opinion the indicated uses are too intense for the site. A number of the requested uses are intense commercial uses. The site is shown as Suburban Office on the City's Future Land Use Plan with a commercial node located to the west of this site. Staff feels the commercial uses should be maintained within the existing commercial node and this site be retained as a Suburban Office. Staff is supportive of the placement of limited office uses on the indicated non-residential lots but not of commercial activity. The applicant is requesting a deferral of the required street improvements to Kanis Road. Staff is not supportive of the requested deferral. Staff feels with the development of the site with new homes the road improvements are necessary to allow residents to enter and exit the development safely. The applicant is requesting a contribution in -lieu of storm water detention. Staff is not supportive of this request. The applicant has indicated a large lake near the southern perimeter of the site. The applicant has not furnished staff with an agreement from the adjoining property owner indicting the allowance of the lake for storm water detention. Staff feels the developer should provide detention on their site or provide a written agreement for the adjoining property owner for the utilization of the off site lake as detention. The applicant has requested advanced grading of the site. Staff has concerns with the allowance of advanced grading without a final development plan. The applicant has indicated the advanced grading is necessary to balance the site. In staff's opinion the request is not warranted. The applicant has indicated the southern portion of the -development would contain 120 residential units. The applicant has indicated the subdivision would be surrounded by court homes with 50 foot wide lots and shared common driveways. The applicant has indicated town homes will be constructed within the interior of the development. The applicant has indicated they will all be rear loaded off a common alleyway. The applicant has indicated the developers will construct three and four unit structures and convey title on the lots. Staff questions the usability of the driveways. The Little Rock Fire Department has indicated if the alleyways are utilized there is to be no parking within the alley to allow emergency personnel unobstructed access to the alleyway. Staff is supportive of the concept of the development but not of all aspects of the development. Staffs concerns are related to storm water detention, the request for advanced grading of the site, the requested deferral of the required street improvements to Kanis Road, access to the alleyways and the requested uses for the non-residential lots. The applicant has indicated an overall density of 7.2 units per acre (when reviewing the residential portion of the development). Staff is supportive of the indicated density and the residential aspect of the E:3 July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 development. Staff is not supportive of the indicated variances, waivers and retail activity proposed for the site. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 7, 2005) Mr. Joe White was present representing the request. There were a number of registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated several of the issues related to the request had been resolved including the on-site detention, the advanced grading and the proposed street improvements. Staff stated the issue of commercial development of the site had not been resolved. Mr. White stated the developer was now willing to agree to staff's request to limit the development of the front lots to 0-3, General Office District uses with a limit of ten percent of the indicated accessory uses in each of the proposed buildings. Staff stated they were now willing to fully support the proposed request. Ms. Kathryn Roset addressed the Commission on behalf of the White Road residents. She stated the area had a diverse time frame for homeownership ranging from 2 '/ years to 52 years. She stated the residents were very concerned with the proposed development. She stated drainage was a concern. She stated each of the yards along White Road currently experienced flooding. She stated with the new development the residents felt this condition would only worsen. She stated the new development did not offer a buffer between the homes and the new development. She stated the proposed development was not in keeping with the existing neighborhood and felt a buffer was needed. She stated the neighborhood was not supportive of the placement of 0-3 uses along Kanis Road. She stated the neighborhood felt 0-1 uses more appropriate for the area without any commercial activity. She stated the developers and the neighborhood had met prior to the hearing and several issues had been raised. She stated at the meeting she was informed a sewer line would be extended across her property which she was not aware was going happen. She stated she and the residents of White Road felt the area should be maintained and the existing residential character should be maintained. Mr. Al Thomas addressed the Commission in opposition of the proposed request. He stated he was representing a group of property owners along White Road all of which felt the indicated development too intense for the area. He stated the indicated site plan included the development of multi -family and as proposed was in violation of City ordinances. He stated the proposal did not allow buffering as required by the City's Buffer Ordinance. He stated the indicated development was similar to R-3, Single - 0 July 7, 2005 SUBDIVISION ITEM NO.: 28.1(Cont.)FILE NO.: Z-7875 family but the area was currently zoned R-2, Single-family. He stated the development did not comply with R-3 development because of the reduced rear yard setback. Mr. Thomas stated the development did not allow for a park area. He stated the developers had previous indicated a park area but the residents were not learning the park area was the proposed detention basin. He questioned where children would play. He stated the residents were concerned with the lake located to the south of the site. He questioned if the developers would be willing to pipe the overflow to the nearby Panther Creek. Mr. Thomas stated the residents were opposed to 0-3 uses being allowed along Kanis Road. He stated the area had developed with small scale office uses and not with commercial or intense office uses. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the site was not appropriate for intense commercial uses. She stated she felt the development should be proposed less urban and more in keeping with the existing neighborhood. Ms. Lenice Garrison addressed the Commission in opposition. She stated she was President of the Parkway Place Neighborhood Association and the association supported the residents of White Road. Mr. Wayne Chapman addressed the Commission in opposition of the proposed request. He stated he felt the development too intense and questioned where the children would play. Mr. Herrn Northcutt addressed the Commission in opposition of the proposed request. He stated he felt the area would develop but did not feel the current proposal was compatible with the neighborhood. Mr. Joe White stated the developer would review the proposed detention and look at piping the overflow to the nearby creek. He stated the sewer line extension was not a result of the current project and would happen even if the current proposal was not constructed. He stated the proposed non-residential uses would be limited to 6:00 am to midnight seven days per week. He stated the development contained 23 acres and the north five acres were proposed as office uses with limited commercial. He stated this would leave 18 acres for residential development at a density of 6.66 units per acres. Mr. White stated the indicated development was attached and detached single- family homes at a density not a great deal above allowable single-family development density. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes, 0 absent and 1 abstain (Darrin Williams). M FILE NO.: Z-7875 NAME: Taylor Park Subdivision Long -form POD LOCATION: Located South of Kanis Road, East of Asbury Road DEVELOPER: Taylor Park LLC 13007 Stacy Lane Little Rock, AR 72211 FN[4INFFR- White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 22.9 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONI NUMBER OF LOTS: 123 R-2, Single-family Single-family Residential im FT. NEW STREET: 3,950 LF PROPOSED USE: Mixed Use Development — Commercial, Office and Attached Single-family Residential and Detached Single-family Residential VARIANCESNVAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow reduced lot development standards. 2. A variance from the Land Alteration Ordinance to allow advanced grading of the site. 3. A five year deferral of the Master Street Plan requirements for the required street improvements to Kanis Road. A. PROPOSAUREQUEST: The property is located on the south side of Kanis Road just east of the intersection with Asbury Road. The 22.9 acres of land the project contains is proposed as a mixed use development. The property fronting along Kanis Road would be rezoned for light commercial and quiet office. The next tier of lots to the south would be rezoned to a quiet office use. FILE NO.: Z-7875 Cont. The applicant has indicated selected 0-3 and C-3 uses as allowable uses for the site. The following indicates the requested allowable uses for the site: Ambulance service post, Amusement, commercial, inside, Antique shop, with repair, Appliance repair, Auto rental or leasing, no service sales or repair, Bakery or confectionary shop, Bank or savings and loan office, Barber and beauty shop, Beverage shop, Book and stationary store, Building materials sales, open, Camera shop, Car wash, Catering, commercial, Cemetery or mausoleum, Church, Cigar, tobacco and candy store, Clinic, medical, dental or optical, Clothing store, Community welfare or health center, Custom sewing and millinery, Day nursery or day care center, Day care center, adult, Drugstore or pharmacy, Duplication shop, Drug store, pharmacy, Eating place without drive-in service, Eating place with drive-in service, Establishment of a religious, charitable or philanthropic organization, Family care center, Fire station, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic sculpture or similar artwork, Hardware or sporting goods store, Health studio or spa, High-rise multi- family district at a density not greater than 30 units per gross acre, Hobby shop, Home center, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laboratory, Landscape service, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, open display, Library, art gallery, museum or similar public use, Medical appliance fittings and sales, Mini -warehouse, Multi -family dwellings, as per the R-5 District, Office, general and professional, Office, showroom with warehouse, with retail sales enclosed, Office equipment sales and service, Office warehouse, Optical shop, Paint and wallpaper store, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Retail sales, uses not listed, enclosed, Rooming lodging and boarding facility, School, business, School, commercial, trade or craft, School, public or denominational, Seasonal and temporary sales, outside, Secondhand store, used furniture or rummage shop, Shoe repair, Studio, art, music speech, drama, dance or other artistic endeavors, Studio broadcasting and recording, Tailor, Taxi office, Theater, not drive-in type, Tool and equipment rental, inside display only, Travel bureau. The applicant is requesting a deferral of street improvements for five years or until adjacent property development occurs. The applicant has indicated the southern portion of the development would contain residential uses. The applicant has indicated the subdivision would be surrounded by court homes with 50 foot wide lots and shared common driveways. The applicant has indicated town homes will be constructed within the interior of the development. The applicant has indicated they will all be rear loaded off a common alleyway. The applicant has indicated the developers will construct three and four unit structures and convey title on the lots. The developers are requesting a waiver of the storm water detention ordinance due to the existing large lake located at the southern property line. The applicant has also requested a variance to allow advanced grading of the site. The applicant is requested to grade the entire site with the Phase I portion of the 2 FILE NO.: Z-7875 Cont. development. The applicant has indicated the advanced grading is necessary to balance the dirt work on the site. B. EXISTING CONDITIONS: The site contains several single-family homes and a non-residential use near the Kanis/White Roads intersection. The site is heavily wooded and is relatively low sloping from north to south. There are single-family homes located to the east of the site along White Road and single-family homes located to the west of the site accessed from Kanis Road. There are two office uses located to the north of the site, across Kanis Road, one a lawyers office the other a real estate office. Kanis Road is an unimproved roadway without sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: The Parkway Place Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Spring Valley Manor Neighborhood Association, all owners of property 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. As of this writing, staff has received several informational phone calls from area residents. 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. With site development, provide design of boundary street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk and one-half of a 14 -ft median. The median may be used to make up grade differences between the new eastbound lanes and the existing westbound lane. See also Ordinance No. 17,958. Public Works does not support a five-year deferral. 3. All driveways shall be concrete aprons per City Ordinance. Spacing of driveways on Kanis must be 300 feet minimum; remove one driveway. The Master Street Plan limits median cuts to 600 feet; therefore, only the proposed street will be permitted a median cut. 4. Taylor Park Loop requires minimum 75 -foot radii for the two southernmost curves and 150 -foot radii for other curves to meet Master Street Plan. Revise or obtain a variance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 6. Sidewalk should be re -located to the outside of Taylor Park Loop, to avoid multiple street crossings for pedestrians. 3 FILE NO.: Z-7 7. "Inset A" -type housing units do not provide enough parking length at 18 feet to prevent vehicles from overhanging into the alley. 8. Revise Street names per David Hathcock due to similarity with other Little Rock names. 9. 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. Public Works does not support a variance for clear - cutting the entire site during Phase 1 construction. Proximity of southeastern lots to stream requires analysis for setting minimum floor elevations. 10. Storm water detention ordinance applies to this property. The project should contract privately with the development to the south, if possible, to utilize re- engineered regional detention apparently available at their existing lake. 11. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. 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 Capital Investment Charge based on the size of the metered connection(s) will apply to this project in addition to normal charges. This fee will apply to all metered connections including any metered connections off the private fire system. Water main extensions will be required in order to provide service to 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. There will be no parking allowed in the 18 -foot alley driveway. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. 4 FILE NO.: Z-7875 (Cont.) CATA: The site is not located on a dedicated CATA bus route. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office and Single Family for this property. The applicant has applied for a change from R-2 to POD for the development of attached and detached single family homes, light commercial uses, and office uses. A land use plan amendment for changes from Suburban Office and Single Family to Neighborhood Commercial and Low Density Residential is a separate item on this agenda. (LU05-18-01). Master Street Plan: Kanis Road is shown as a Minor Arterial on the plan and is built as a rural two-lane road and will be subject to street improvements. Special design standards apply for this section of Kanis Road to have a 90 foot right of way with four lane section, median cuts limited to 600 foot spacing, and additional requirements at major intersections. A Minor Arterial provides connections to and though an urban area and its primary function is to provide short distance travel within the urbanized area. An extension of Parkway Place is shown intersecting Kanis Road immediately north of the application. Parkway Place is shown as a Collector on the Master Street Plan. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. This proposed development will need to recognize that a proposed Collector Street will intersect with Kanis Road adjacent to this the site. If an internal street is planned for this development near the proposed Collector, it should align with Parkway Place to allow for smooth traffic flow at the intersection. Kanis Road will require dedication of right-of-way and will require half street improvements. Bicycle: Plan: A Class I Bikeway is shown southeast of the application following Panther Creek. 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 property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide the minimum average 32-Y2 foot wide land use and street buffers along the eastern and western perimeters of the site. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter of the site. An irrigation system to water landscaped areas will be required. �l FILE NO.: Z-7875 (Cont. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architects. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the proposed request. Staff stated the indicated site plan did not include areas designated as green space. Staff stated the PZD ordinance required a minimum of ten to fifteen percent of the overall site be designated as open space. Staff requested the applicant provide the percentages of open space provided in the general notes section of the proposed site plan. Staff also indicated there were concerns with the indicated uses adjacent to Kanis Road. Staff stated the site plan included the placement of 0-3 and C-3 uses on the six indicated non-residential lots. Staff stated they felt this too intense and requested the applicant better define the proposed uses of the indicated lots. Public Works comments were addressed. Staff stated the Master Street Plan would require street construction along with right of way dedication along Kanis Road. Staff stated the current design was for a four lane roadway with a median. Staff they had concerns with the applicant's request for advanced grading of the entire site. Staff stated permits would be required prior to any land clearing on the site. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the minimum average land use and street buffers along the eastern and western perimeters of the site. Staff stated screening would be required along the eastern perimeter of the site. Staff noted comments from the other reporting departments and agencies indicating Mr. White 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 to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated areas of open space indicting the site will contain approximately twenty percent common and private open space areas. The applicant has indicated a single park area located near the southern perimeter of the site of approximately % of an acre. The applicant has also indicated lawn areas of the site will be maintained as private open space by the homeowners. The applicant has indicated the following uses as allowable uses for the site: Ambulance service post, Amusement, commercial, inside, Antique shop, with repair, Appliance repair, Auto rental or leasing, no service sales or repair, Bakery 0 FILE NO.: Z-7875 (Cont.) or confectionary shop, Bank or savings and loan office, Barber and beauty shop, Beverage shop, Book and stationary store, Building materials sales, open, Camera shop, Car wash, Catering, commercial, Cemetery or mausoleum, Church, Cigar, tobacco and candy store, Clinic, medical, dental or optical, Clothing store, Community welfare or health center, Custom sewing and millinery, Day nursery or day care center, Day care center, adult, Drugstore or pharmacy, Duplication shop, Drug store, pharmacy, Eating place without drive-in service, Eating place with drive-in service, Establishment of a religious, charitable or philanthropic organization, Family care center, Fire station, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic sculpture or similar artwork, Hardware or sporting goods store, Health studio or spa, High-rise multi- family district at a density not greater than 30 units per gross acre, Hobby shop, Home center, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laboratory, Landscape service, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, open display, Library, art gallery, museum or similar public use, Medical appliance fittings and sales, Mini -warehouse, Multi -family dwellings, as per the R-5 District, Office, general and professional, Office, showroom with warehouse, with retail sales enclosed, Office equipment sales and service, Office warehouse, Optical shop, Paint and wallpaper store, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Retail sales, uses not listed, enclosed, Rooming lodging and boarding facility, School, business, School, commercial, trade or craft, School, public or denominational, Seasonal and temporary sales, outside, Secondhand store, used furniture or rummage shop, Shoe repair, Studio, art, music speech, drama, dance or other artistic endeavors, Studio broadcasting and recording, Tailor, Taxi office, Theater, not drive-in type, Tool and equipment rental, inside display only, Travel bureau. . In staff's opinion the indicated uses are too intense for the site. A number of the requested uses are intense commercial uses. The site is shown as Suburban Office on the City's Future Land Use Plan with a commercial node located to the west of this site. Staff feels the commercial uses should be maintained within the existing commercial node and this site be retained as a Suburban Office. Staff is supportive of the placement of limited office uses on the indicated non-residential lots but not of commercial activity. The applicant is requesting a deferral of the required street improvements to Kanis Road. Staff is not supportive of the requested deferral. Staff feels with the development of the site with new homes the road improvements are necessary to allow residents to enter and exit the development safely. The applicant is requesting a contribution in -lieu of storm water detention. Staff is not supportive of this request. The applicant has indicated a large lake near the southern perimeter of the site. The applicant has not furnished staff with an agreement from the adjoining property owner indicting the allowance of the lake for storm water detention. Staff feels the developer should provide detention on their site or provide a written agreement for the adjoining property owner for the utilization of the off site lake as detention. 7 FILE NO.: Z-7875 (Cont.) The applicant has requested advanced grading of the site. Staff has concerns with the allowance of advanced grading without a final development plan. The applicant has indicated the advanced grading is necessary to balance the site. In staff's opinion the request is not warranted. The applicant has indicated the southern portion of the development would contain 120 residential units. The applicant has indicated the subdivision would be surrounded by court homes with 50 foot wide lots and shared common driveways. The applicant has indicated town homes will be constructed within the interior of the development. The applicant has indicated they will all be rear loaded off a common alleyway. The applicant has indicated the developers will construct three and four unit structures and convey title on the lots. Staff questions the usability of the driveways. The Little Rock Fire Department has indicated if the alleyways are utilized there is to be no parking within the alley to allow emergency personnel unobstructed access to the alleyway. Staff is supportive of the concept of the development but not of all aspects of the development. Staffs concerns are related to storm water detention, the request for advanced grading of the site, the requested deferral of the required street improvements to Ka-nis Road, access to the alleyways and the requested uses for the non-residential lots. The applicant has indicated an overall density of 7.2 units per acre (when reviewing the residential portion of the development). Staff is supportive of the indicated density and the residential aspect of the development. Staff is not supportive of the indicated variances, waivers and retail activity proposed for the site. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 7, 2005) Mr. Joe White was present representing the request. There were a number of registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated several of the issues related to the request had been resolved including the on-site detention, the advanced grading and the proposed street improvements. Staff stated the issue of commercial development of the site had not been resolved. Mr. White stated the developer was now willing to agree to staff's request to limit the development of the front lots to 0-3, General Office District uses with a limit of ten percent of the indicated accessory uses in each of the proposed buildings. Staff stated they were now willing to fully support the proposed request. Ms. Kathryn Roset addressed the Commission on behalf of the White Road residents. She stated the area had a diverse time frame for homeownership ranging from 2 Y2 A FILE NO.: Z-7875 years to 52 years. She stated the residents were very concerned with the proposed development. She stated drainage was a concern. She stated each of the yards along White Road currently experienced flooding. She stated with the new development the residents felt this condition would only worsen. She stated the new development did not offer a buffer between the homes and the new development. She stated the proposed development was not in keeping with the existing neighborhood and felt a buffer was needed. She stated the neighborhood was not supportive of the placement of 0-3 uses along Kanis Road. She stated the neighborhood felt 0-1 uses more appropriate for the area without any commercial activity. She stated the developers and the neighborhood had met prior to the hearing and several issues had been raised. She stated at the meeting she was informed a sewer line would be extended across her property which she was not aware was going happen. She stated she and the residents of White Road felt the area should be maintained and the existing residential character should be maintained. Mr. Al Thomas addressed the Commission in opposition of the proposed request. He stated he was representing a group of property owners along White Road all of which felt the indicated development too intense for the area. He stated the indicated site plan included the development of multi -family and as proposed was in violation -of City ordinances. He stated the proposal did not allow buffering as required by the City's Buffer Ordinance. He stated- the indicated development was similar to R-3, Single- family but the area was currently zoned R-2, Single-family. He stated the development did not comply with R-3 development because of the reduced rear yard setback. Mr. Thomas stated the development did not allow for a park area. He stated the developers had previous indicated a park area but the residents were not learning the park area was the proposed detention basin. He questioned where children would play. He stated the residents were concerned with the lake located to the south of the site. He questioned if the developers would be willing to pipe the overflow to the nearby Panther Creek. Mr. Thomas stated the residents were opposed to 0-3 uses being allowed along Kanis Road. He stated the area had developed with small scale office uses and not with commercial or intense office uses. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the site was not appropriate for intense commercial uses. She stated she felt the development should be proposed less urban and more in keeping with the existing neighborhood. Ms. Lenice Garrison addressed the Commission in opposition. She stated she was President of the Parkway Place Neighborhood Association and the association supported the residents of White Road. Mr. Wayne Chapman addressed the Commission in opposition of the proposed request. He stated he felt the development too intense and questioned where the children would play. D FILE NO.: Z-7875 (Cont. Mr. Herrn Northcutt addressed the Commission in opposition of the proposed request. He stated he felt the area would develop but did not feel the current proposal was compatible with the neighborhood. Mr. Joe White stated the developer would review the proposed detention and look at piping the overflow to the nearby creek. He stated the sewer line extension was not a result of the current project and would happen even if the current proposal was not constructed. He stated the proposed non-residential uses would be limited to 6:00 am to midnight seven days per week. He stated the development contained 23 acres and the north five acres were proposed as office uses with limited commercial. He stated this would leave 18 acres for residential development at a density of 6.66 units per acres. Mr. White stated the indicated development was attached and detached single- family homes at a density not a great deal above allowable single-family development density. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes, 0 absent and 1 abstain (Darrin Williams). 10 ITEM NO.: 28.1 FILE NO.: Z-7875 NAME- Taylor Park Subdivision Long -form POD . LOCATION: located South of Kanis Road, East of Ary e: 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. Provide the building footprints on each of the indicated lot to locate maximum buildable areas for each of the proposed units contained within the development. 3. Staff has concerns with the indicated C-3 and 0-3 proposed uses along Kanis Road. Staff feels the indicated uses should be neighborhood friendly and less intense uses. Please be more specific about the proposed uses for the indicated lots. 4. Will the internal street be a public or private street? Is the development proposed as a gated community? 5. Is any signage being proposed as a part of the development? If so indicate locations of signage along with height and area. 6. Will there be any amenities as apart of the residential development including parks, playgrounds or pool facilities? If so indicate the location of the amenities and the total area set aside for these amenities. 7. A minimum of ten to fifteen percent of the gross planned residential district area shall !! be designatec'Fas common usable open space and single-family, duplex, zero -lot -line and townhouse development shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the total common usable open space and the total usable private open space provided within the development. Variance/Waivers: 1. A five-year deferral of the required street improvements to Kanis Road. 2. A variance from the Land Alteration Ordinance to allow advanced grading of the site. 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. With site development, provide design of boundary street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk and one-half of a 14 -ft median. The median may be used to make up grade differences between the new eastbound lanes and the existing westbound lane. See also Ordinance No. 17,958. Public Works does not support a five-year deferral. 3. All driveways shall be concrete aprons per City Ordinance. Spacing of driveways on Kanis must be 300 feet minimum; remove one driveway. The Master Street Plan limits median cuts to 600 feet; therefore, only the proposed street will be permitted a median cut. 4. Taylor Park Loop requires minimum 75 -foot radii for the two southernmost curves and 150 -foot radii for other curves to meet Master Street Plan. Revise or obtain a variance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 6. Sidewalk should be re -located to the outside of Taylor Park Loop, to avoid multiple street crossings for pedestrians. 7. "Inset A" -type housing units do not provide enough parking length at 18 feet to prevent vehicles from overhanging into the alley. 8. Revise Street names per David Hathcock due to similarity with other Little Rock names. 9. 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. Public Works does not support a variance for clear -cutting the entire site during Phase 1 construction. Proximity of southeastern lots to stream requires analysis for setting minimum floor elevations. 10. Storm water detention ordinance applies to this property. The project should contract privately with the development to the south, if possible, to utilize re- engineered regional detention apparently available at their existing lake. 11. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. 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 Capital Investment Charge based on the size of the metered connection(s) will apply to this project in addition to normal charges. This fee will apply to all metered connections including any metered connections off the private fire system. Water main extensions will be required in order to provide service to 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. There will be no parking allowed in the 18 -foot alley driveway. Contact the Little Rock Fire Department at 918 -3700 - County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office and Single Family for this property. The applicant has applied for a change from R-2 to POD for the development of attached and detached single family homes, light commercial uses, and office uses. A land use plan amendment for changes from Suburban Office and Single Family to Neighborhood Commercial and Low Density Residential is a separate item on this agenda. (LU05-18- 01). Master Street Plan: Kanis Road is shown as a Minor Arterial on the plan and is built as a rural two-lane road and will be subject to street improvements. Special design standards apply for this section of Kanis Road to have a 90 foot right of way with four lane section, median cuts limited to 600 foot spacing, and additional requirements at major intersections. A Minor Arterial provides connections to and though an urban area and its primary function is to provide short distance travel within the urbanized area. An extension of Parkway Place is shown intersecting Kanis Road immediately north of the application. Parkway Place is shown as a Collector on the Master Street Plan. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. This proposed development will need to recognize that a proposed Collector Street will intersect with Kanis Road adjacent to this the site. If an internal street is planned for this development near the proposed Collector, it should align with Parkway Place to allow for smooth traffic flow at the intersection. Kanis Road will require dedication of right-of-way and will require half street improvements. Bicycle: Plan: A Class I Bikeway is shown southeast of the application following Panther Creek. 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 property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide the minimum average 32-Y2 foot wide land use and street buffers along the eastern and western perimeters of the site. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architects. Revised &V lan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 {Cont.} FILE NO.; 2-7875 The developers are requesting a waiver of the storm water detention ordinance due to the existing large lake located at the southern property line. The applicant has also requested a variance to allow advanced grading of the site. The applicant is requested to grade the entire site with the Phase I portion of the development. The applicant has indicated the advanced grading is necessary to balance the dirt work on the site. B. EXISTING CONDITIONS: The site contains several single-family homes and a non-residential use near the KanisMhite Roads intersection. The site is heavily wooded and is relatively low sloping from north to south. There are single-family homes located to the east of the site along White Road and single-family homes located to the west of the site accessed from Kanis Road. There are two office uses located to the north of the site, across Kanis Road, one a lawyers office the other a real estate office. Kanis Road is an unimproved roadway without sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: The Parkway Place Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Spring Valley Manor Neighborhood Association, all owners of property 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. As of this writing-, staff has received several informational phone calls from area residents. 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. With site development, provide design of boundary street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk and one-half of a 14 -ft median. The median may be used to make up grade differences between the new eastbound lanes and the existing westbound lane. See also Ordinance No. 17,958. Public Works does not support a five-year deferral. 3. All driveways shall be concrete aprons per City Ordinance. Spacing of driveways on Kanis must be 300 feet minimum; remove one driveway. The Master Street Plan limits median cuts to 600 feet; therefore, only the proposed street will be permitted a median cut. 3 July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-787 4. Taylor Park Loop requires minimum 75 -foot radii for the two southernmost curves and 150 -foot radii for other curves to meet Master Street Plan. Revise or obtain a variance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 6. Sidewalk should be re -located to the outside of Taylor Park Loop, to avoid multiple street crossings for pedestrians. 7. "Inset X -type housing units do not provide enough parking length at 18 feet to prevent vehicles from overhanging into the alley. 8. Revise Street names per David Hathcock due to similarity with other Little Rock names. 9. 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. Public Works does not support a variance for clear - cutting the entire site during Phase 1 construction. Proximity of southeastern lots to stream requires analysis for setting minimum floor elevations. 10. Storm water detention ordinance applies to this property. The project should contract privately with the development to the south, if possible, to utilize re- engineered regional detention apparently available at their existing lake. 11. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center --Point Enemy: 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 Capital Investment Charge based on the size of the metered connection(s) will apply to this project in addition to normal charges. This fee will apply to all metered connections including any metered connections off the private fire system. Water main 4 July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 extensions will be required in order to provide service to 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. There will be no parking allowed in the 18 -foot alley driveway. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office and Single Family for this property. The applicant has applied for a change from R-2 to POD for the development of attached and detached single family homes, light commercial uses, and office uses. A land use plan amendment for changes from Suburban Office and Single Family to Neighborhood Commercial and Low Density Residential is a separate item on this agenda. (LU05-18-01). Master Street Plan: Kanis Road is shown as a Minor Arterial on the plan and is built as a rural two-lane road and will be subject to street improvements. Special design standards apply for this section of Kanis Road to have a 90 foot right of way with four lane section, median cuts limited to 600 foot spacing, and additional requirements at major intersections. A Minor Arterial provides connections to and though an urban area and its primary function is to provide short distance travel within the urbanized area. An extension of Parkway Place is shown intersecting Kanis Road immediately north of the application. Parkway Place is shown as a Collector on the Master Street Plan. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. This proposed development will need to recognize that a proposed Collector Street will intersect with Kanis Road adjacent to this the site. If an internal street is planned for this development near the proposed Collector, it should align with Parkway Place to allow for smooth traffic flow at the intersection. Kanis Road will require dedication of right-of-way and will require half street improvements. Bicycle: Plan: A Class I Bikeway is shown southeast of the application following Panther Creek. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 5 July 7, 2005 SUBDIVISION ITEM NO.: 2.8.1 (Cont.) FILE NO.: Z-7875 City Reco nized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide the minimum average 32-'/ foot wide land use and street buffers along the eastern and western perimeters of the site. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architects. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the proposed request. Staff stated the indicated site plan did not include areas designated as green space. Staff stated the PZD ordinance required a minimum of ten to fifteen percent of the overall site be designated as open space. Staff requested the applicant provide the percentages of open space provided in the general notes section of the proposed site plan. Staff also indicated there were concerns with the indicated uses adjacent to Kanis Road. Staff stated the site plan included the placement of 0-3 and C-3 uses on the six indicated non-residential lots. Staff stated they felt this too intense and requested the applicant better define the proposed uses of the indicated lots. Public Works comments were addressed. Staff stated the Master Street Plan would require street construction along with right of way dedication along Kanis Road. Staff stated the current design was for a four lane roadway with a median. Staff they had concerns with the applicant's request for advanced grading of the entire site. Staff stated permits would be required prior to any land clearing on the site. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the minimum average land use and street buffers along the eastern and western perimeters of the site. Staff stated screening would be required along the eastern perimeter of the site. 0 July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 Staff noted comments from the other reporting departments and agencies indicating Mr. White 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 to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated areas of open space indicting the site will contain approximately twenty percent common and private open space areas. The applicant has indicated a single park area located near the southern perimeter of the site of approximately 3/ of an acre. The applicant has also indicated Iawn areas of the site will be maintained as private open space by the homeowners. The applicant has indicated the following uses as allowable uses for the site: Ambulance service post, Amusement, commercial, inside, Antique shop, with repair, Appliance repair, Auto rental or leasing, no service sales or repair, Bakery or confectionary shop, Bank or savings and loan office, Barber and beauty shop, Beverage shop, Book and stationary store, Building materials sales, open, Camera shop, Car wash, Catering, commercial, Cemetery or mausoleum, Church, Cigar, tobacco and candy store, Clinic, medical, dental or optical, Clothing store, Community welfare or health center, Custom sewing and millinery, Day nursery or day care center, Day care center, adult, Drugstore or pharmacy, Duplication shop, Drug store, pharmacy, Eating place without drive-in service, Eating place with drive-in service, Establishment of a religious, charitable or philanthropic organization, Family care center, Fire station, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic sculpture or similar artwork, Hardware or sporting goods store, Health studio or spa, High-rise multi- family district at a density not greater than 30 units per gross acre, Hobby shop, Home center, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laboratory, Landscape service, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, open display, Library, art gallery, museum or similar public use, Medical appliance fittings and sales, Mini -warehouse, Multi -family dwellings, as per the R-5 District, Office, general and professional, Office, showroom with warehouse, with retail sales enclosed, Office equipment sales and service, Office warehouse, Optical shop, Paint and wallpaper store, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Retail sales, uses not listed, enclosed, Rooming lodging and boarding facility, School, business, School, commercial, trade or craft, School, public or denominational, Seasonal and temporary sales, outside; Secondhand store, used furniture or rummage shop, Shoe repair, Studio, art, music speech, drama, dance or other artistic endeavors, Studio broadcasting and recording, Tailor, Taxi office, Theater, not drive-in type, Tool and equipment rental, inside display only, Travel bureau. F