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HomeMy WebLinkAboutZ-7964 Staff AnalysisFILE NO.: Z-7964 NAME: Kanis Creek Addition Long -form PD -R LOCATION: On the Southeast corner of Pride Valley Road and Kanis Road DEVELOPER: KCA, LLC 1012 Autumn Road, Suite 1 Little Rock, AR 72211 ENGINEER: Central Arkansas Engineering, Inc. 1012 Autumn Road, Suite 2 Little Rock, AR 72211 AREA: 9.94 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 50 R-2, Single-family Single-family Residential Single-family VARIANCESIWAIVERS REQUESTED: FT. NEW STREET: 1,362 LF 1. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to an arterial street (25 -feet). 2. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to a collector street (25 -feet). 3. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to a residential street (20 -feet and 15 -feet). 4. A variance from the Subdivision Ordinance to allow Double Frontage Lots. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this 9.94 -acre tract into 50 single- family residential lots resulting in a density of 5.0 units per acre. The applicant has indicated the lots will be developed utilizing standards less than the typical minimum standards for R-2 zoned properties and is therefore, requesting the development of the homes as a Planned Residential Development. FILE NO.: Z-7964 (Cont. The minimum lot size proposed is 5,395 square feet and the maximum lot size proposed is 11,094 square feet. -The average lot size proposed is 8,322 square feet. The site plan indicates 14,697 square feet of common open space and 154,416 square feet of green space. There are variances being requested to allow reduced front building lines adjacent to the indicated roadways and double frontage lots. The proposed site plan indicates a maximum build area for the proposed lots including 5 -foot side yard setbacks and 20 -foot rear yard setbacks. The site is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The site abuts the City limits and the applicant has indicated annexation into the City will be sought to allow connection to the City of Little Rock's wastewater utility system. According to the applicant there is not a Bill of Assurance in effect for the site. B. EXISTING CONDITIONS: The site contains a residence and a non -conforming business located along Kanis Road. The rear portion of the site is tree covered. There is a single-family residence located across Kanis Road and a PD -O zoned site which contains a contractor's office. Baker Elementary School is located to the east of the site and the property to the west is zoned 0-2 and is vacant and wooded. There are single-family homes located along Pride Valley Road to the west of the site located on large lots. Pride Valley Road has not been constructed to Master Street Plan standard. The road is a narrow road with open ditches for drainage. Kanis Road is also a substandard road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site along with the Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed right-of-way dedications meet Master Street Plan requirements. 2. With site development, provide design of the streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks on Pride Valley and Kanis Road with the planned development. Back of curb on Pride Valley must be constructed to 18 feet from centerline. 2 FILE NO.: Z-7964 (Cont.)-- 3. Cont.)_ 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 4. Storm water detention ordinance applies to this property. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. 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 street light requirements. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. If the development proposes connection to the City of Little Rock's Wastewater Utility for sewer service the property must be annexed into the City Limits of the City of Little Rock. If the development proposes a septic system for treatment of the development's wastewater provide a letter from the Arkansas Department of Health or State authorized reviewing agency for the approval of the proposed wastewater collection and treatment system. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Approval of the City of Little Rock will be required prior to water service availability. The water main in Pride Valley Road must be accepted by Central Arkansas Water prior to connections to that main. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s). 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: Contact the Little Rock Fire Department at 918-3700 and Central Arkansas Water at 377-1225 for information regarding relocating fire hydrants and the placement of required fire hydrants to serve the development. 3 FILE NO.: Z-7964 (Cont.) County Planning: 1. If the applicant intends to annex into the City of Little Rock, please submit the appropriate petition to the County Court as soon as possible. 2. Provide the date of the survey on the plat. 3. Provide the natural and cultural features on the plat. 4. Provide the names of adjoining property owners and or subdivision on the plat. 5. The indicated right-of-way width does not meet the minimum right-of-way standard width for a County road or street. If the subdivision is to remain as a County subdivision please revise the right-of-way widths to comply with County standards. 6. Provide a copy of the proposed Bill of Assurance or any proposed covenants or restrictions. 7. Provide street profiles/cross sections and drainage plans. 8. Indicate proposed street names on the proposed plat so they may be checked for duplication. 9. Provide a copy of the development's approved ADEQ Storm water permit. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESJTECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Public Institutional and Low Density Residential for this property. The applicant has applied for a Planned Development - Residential for a residential development of single-family homes. The request does not require a change to the Land Use Plan. Baker Elementary School is located immediately to the south of the application. The portion of the site that is shown Public Institutional will be interpreted to be Low Density Residential since the Future Land Use Plan is a generalized plan. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Pride Valley is shown as a Collector street. These streets may require dedication of right-of-way and will/may require street improvements. Kanis Road is shown with an alternative design standard of 90 feet with a four -lane section and 14 -foot center median, median cuts limited to 600 feet minimum spacing, and additional requirements at major intersections. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Access to the project should be off of Pride Valley Road since the median cuts may limit westbound traffic from entering the site and the lack of curb cuts on Kanis would aid in traffic movement along Kanis Road. Bicycle Plan: There is not a bike route shown in the immediate vicinity of the application. 0 FILE NO.: Z-7964 (Cont.) 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicting there were outstanding issues that needed addressing prior to staff completing their review. Staff stated the developers were requesting several variances from the Subdivision Ordinance and the applicant was requesting a deferral of the required street improvements to Kanis Road and Pride Valley Road. Staff questioned if the development would be phased. Staff questioned the proposed buildable area. Staff stated the indicated buildable areas did not allow for yard areas. Staff questioned any common open space to be provided for the subdivision. Public Works comments were addressed. Staff stated the indicated right-of-way dedications were sufficient to meet Master Street Plan requirements. Staff also stated the storm water detention ordinance would apply to the proposed development. Staff noted a grading permit would be required prior to grading on the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the December 8, 2005, Subdivision Committee meeting. The revised site plan includes the total area of common open space, the maximum buildable area and the location of the proposed storm water detention. The applicant has also indicated the abutting roadways will be constructed with the proposed development and they are no longer requesting a deferral. The proposed Bill of Assurance for the subdivision indicates the foundations of the homes must be constructed of brick, dryvit or rock. The Bill of Assurance also indicates the homes must be a minimum of 1,600 square feet for single story homes and 1,900 square feet for two story homes. The Bill of assurance along indicates all structures must have at least 100 percent brick, masonry, dryvit veneer or hardi board concrete siding. The roof pitch is indicated at least an 8/12 shingled roof. The average sales price is estimated at $190,000 to $220,000. 5 FILE NO.: Z-7964 fC The site plan includes several variances related to building lines. The request includes the placement of a 20 -foot front building line adjacent to the interior residential streets. In addition Lots 28, 31 and 38 have a 15 -foot building line indicated. The ordinance would typically require the placement of a 25 -foot front building line in this area. The request includes the placement of a 25 -foot building line adjacent to a collector street for the corner lots or Lots 1, 40, 46 and 47. The ordinance would typically require the placement of a 30 -foot building line adjacent to a collector street. The request also includes the placement of a 25 - foot building line adjacent to Kanis Road, an arterial roadway. The ordinance would typically require the placement of a 35 -foot building line adjacent to an arterial roadway. Staff is supportive of the indicated building lines. In staff's opinion the reduction of the building lines as indicated should not have any adverse impact on the development or the indicated lots. The request also includes the placement of double frontage lots for Lots 22, 23 and 24. The Subdivision Ordinance typically does not allow the placement of double frontage lots. The applicant has indicated a 10 -foot no access easement along the indicated lots to limit the number of curb cuts along Kanis Road. Staff is supportive of the allowance of the double frontage lots as proposed. The site plan includes the placement of a six-foot wood fence around the perimeter of the site. Fencing is proposed as wood brick or wrought iron fence within fifteen feet of the road right-of-way and a maximum of six feet in height. Staff is supportive of the placement of the fencing as indicated. Staff feels the placement of a permanent fence along Kanis Road within the building setback will have limited impact on the adjoining properties. The site is located outside the City limits but within the City's - Extraterritorial Planning Jurisdiction. Annexation to the City will be sought to allow connection of the proposed development to the City's wastewater collection and treatment system. Staff would recommend not extending sewer service until the annexation process is completed. Staff is supportive of the applicant's request for the development of the site with single-family homes. The homes are indicated with less than typical minimum setback and a few of the lots have less than typically minimum lot sizes. The developer is proposing the construction of the homes similar to zero lot line standards but has indicated each of the units will have a side yard setback on each lot line to allow a more traditional single-family subdivision look. Staff feels the development as proposed should have minimal impact on the adjoining properties. To staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions and outlined in paragraphs D, E, F and H of the above agenda staff report. D FILE NO.: Z-7964 (Cont.) Staff recommends approval of the requested variance to allow a reduced building line adjacent to an arterial street. Staff recommends approval of the requested variance to allow a reduced building line adjacent to a collector street. Staff recommends approval of the requested variance to allow a reduced building line adjacent to a residential street. Staff recommends approval of the requested variance to allow double frontage lots. Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback. Staff recommends the site be annexed prior to receiving sewer service. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions and outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented recommendations of approval of the requested variance to allow a reduced building line adjacent to an arterial street, the requested variance to allow a reduced building line adjacent to a collector street, the requested variance to allow a reduced building line adjacent to a residential street, the requested variance to allow double frontage lots, the requested variance to allow the placement of a six-foot fence within the required building setback along Kanis Road. Staff presented a recommendation: the site be annexed prior to receiving sewer service. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 January 5, 2006 ITEM NO.: 13 FILE NO.: Z-796 NAME: Kanis Creek Addition Long -form PD -R LOCATION: On the Southeast corner of Pride Valley Road and Kanis Road DEVELOPER: KCA, LLC 1012 Autumn Road, Suite 1 Little Rock, AR 72211 ENGINEER: Central Arkansas Engineering, Inc. 1012 Autumn Road, Suite 2 Little Rock, AR 72211 AREA: 9.94 acres CURRENT ZONIN ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 50 R-2, Single-family Single-family Residential -M Single-family VARIAN CESMAIVE RS REQUESTED: FT. NEW STREET: 1,362 LF 1. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to an arterial street (25 -feet). 2. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to a collector street (25 -feet). 3. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to a residential street (20 -feet and 15 -feet). 4. A variance from the Subdivision Ordinance to allow Double Frontage Lots. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this 9.94 -acre tract into 50 single- family residential lots resulting in a density of 5.0 units per acre. The applicant has indicated the lots will be developed utilizing standards less than the typical January 5, 2006 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-7964 minimum standards for R-2 zoned properties and is therefore, requesting the development of the homes as a Planned Residential Development. The minimum lot size proposed is 5,395 square feet and the maximum lot size proposed is 11,094 square feet. The average lot size proposed is 8,322 square feet. The site plan indicates 14,697 square feet of common open space and 154,416 square feet of green space. There are variances being requested to allow reduced front building lines adjacent to the indicated roadways and double frontage lots. The proposed site plan indicates a maximum build area for the proposed lots including 5 -foot side yard setbacks and 20 -foot rear yard setbacks. The site is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The site abuts the City limits and the applicant has indicated annexation into the City will be sought to allow connection to the City of Little Rock's wastewater utility system. According to the applicant there is not a Bill of Assurance in effect for the site B. EXISTING CONDITIONS: The site contains a residence and a non -conforming business located along Kanis Road. The rear portion of the site is tree covered. There is a single-family residence located across Kanis Road and a PD -0 zoned site which contains a contractor's office. Baker Elementary School is located to the east of the site and the property to the west is zoned 0-2 and is vacant and wooded. There are single-family homes located along Pride Valley Road to the west of the site located on large lots. Pride Valley Road has not been constructed to Master Street Plan standard. The road is a narrow road with open ditches for drainage. Kanis Road is also a substandard road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site along with the Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed right-of-way dedications meet Master Street Plan requirements. 2. With site development, provide design of the streets conforming to the Master 2 January 5, 2006 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z-7964 Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks on Pride Valley and Kanis Road with the planned development. Back of curb on Pride Valley must be constructed to 18 feet from centerline. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 4. Storm water detention ordinance applies to this property. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. 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 street light requirements. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. If the development proposes connection to the City of Little Rock's Wastewater Utility for sewer service the property must be annexed into the City Limits of the City of Little Rock. If the development proposes a septic system for treatment of the development's wastewater provide a letter from the Arkansas Department of Health or State authorized reviewing agency for the approval of the proposed wastewater collection and treatment system. Entergy: Approved as submitted. 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. Approval of the City of Little Rock will be required prior to water service availability. The water main in Pride Valley Road must be accepted by Central Arkansas Water prior to connections to that main. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s). 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 January 5, 2006 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z-7964 Fire Department: Contact the Little Rock Fire Department at 918-3700 and Central Arkansas Water at 377-1225 for information regarding relocating fire hydrants and the placement of required fire hydrants to serve the development. County Planning: 1. If the applicant intends to annex into the City of Little Rock, please submit the appropriate petition to the County Court as soon as possible. 2. Provide the date of the survey on the plat. 3. Provide the natural and cultural features on the plat. 4. Provide the names of adjoining property owners and or subdivision on the plat. 5. The indicated right-of-way width does not meet the minimum right-of-way standard width for a County road or street. If the subdivision is to remain as a County subdivision please revise the right-of-way widths to comply with County standards. 6. Provide a copy of the proposed Bill of Assurance or any proposed covenants or restrictions. 7. Provide street profiles/cross sections and drainage plans. 8. Indicate proposed street names on the proposed plat so they may be checked for duplication. 9. Provide a copy of the development's approved ADEQ Storm water permit. 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 Public Institutional and Low Density Residential for this property. The applicant has applied for a Planned Development - Residential for a residential development of single-family homes. The request does not require a change to the Land Use Plan. Baker Elementary School is located immediately to the south of the application. The portion of the site that is shown Public Institutional will be interpreted to be Low Density Residential since the Future Land Use Plan is a generalized plan. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Pride Valley is shown as a Collector street. These streets may require dedication of right-of-way and will/may require street improvements. Kanis Road is shown with an alternative design standard of 90 feet with a four -lane section and 14 -foot center median, median cuts limited to 600 feet 4 January 5, 2006 SUBDIVISION ITEM NO.: 13 G H FILE NO.: Z-7964 minimum spacing, and additional requirements at major intersections. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Access to the project should be off of Pride Valley Road since the median cuts may limit westbound traffic from entering the site and the lack of curb cuts on Kanis would aid in traffic movement along Kanis Road. Bicycle Pian: There is not a bike route shown in the immediate vicinity of the application. 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: No comment. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicting there were outstanding issues that needed addressing prior to staff completing their review. Staff stated the developers were requesting several variances from the Subdivision Ordinance and the applicant was requesting a deferral of the required street improvements to Kanis Road and Pride Valley Road. Staff questioned if the development would be phased. Staff questioned the proposed buildable area. Staff stated the indicated buildable areas did not allow for yard areas. Staff questioned any common open space to be provided for the subdivision. Public Works comments were addressed. Staff stated the indicated right-of-way dedications were sufficient to meet Master Street Plan requirements. Staff also stated the storm water detention ordinance would apply to the proposed development. Staff noted a grading permit would be required prior to grading on the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the December 8, 2005, Subdivision Committee meeting. The revised site plan includes the total area of common open space, the maximum buildable area and the location of the proposed storm water detention. The applicant has January 5, 2006 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z-7964 also indicated the abutting roadways will be constructed with the proposed development and they are no longer requesting a deferral. The proposed Bill of Assurance for the subdivision indicates the foundations of the homes must be constructed of brick, dryvit or rock. The Bill of Assurance also indicates the homes must be a minimum of 1,600 square feet for single story homes and 1,900 square feet for two story homes. The Bill of assurance along indicates all structures must have at least 100 percent brick, masonry, dryvit veneer or hardi board concrete siding. The roof pitch is indicated at least an 8/12 shingled roof. The average sales price is estimated at $190,000 to $220,000. The site plan includes several variances related to building lines. The request includes the placement of a 20 -foot front building line adjacent to the interior residential streets. In addition Lots 28, 31 and 38 have a 15 -foot building line indicated. The ordinance would typically require the placement of a 25 -foot front building line in this area. The request includes the placement of a 25 -foot building line adjacent to a collector street for the corner lots or Lots 1, 40, 46 and 47. The ordinance would typically require the placement of a 30 -foot building line adjacent to a collector street. The request also includes the placement of a 25 - foot building line adjacent to Kanis Road, an arterial roadway. The ordinance would typically require the placement of a 35 -foot building line adjacent to an arterial roadway. Staff is supportive of the indicated building lines. In staff's opinion the reduction of the building lines as indicated should not have any adverse impact on the development or the indicated lots. The request also includes the placement of double frontage lots for Lots 22, 23 and 24. The Subdivision Ordinance typically does not allow the placement of double frontage lots. The applicant has indicated a 10 -foot no access easement along the indicated lots to limit the number of curb cuts along Kanis Road. Staff is supportive of the allowance of the double frontage lots as proposed. The site plan includes the placement of a six-foot wood fence around the perimeter of the site. Fencing is proposed as wood brick or wrought iron fence within fifteen feet of the road right-of-way and a maximum of six feet in height. Staff is supportive of the placement of the fencing as indicated. Staff feels the placement of a permanent fence along Kanis Road within the building setback will have limited impact on the adjoining properties. The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. Annexation to the City will be sought to allow connection of the proposed development to the City's wastewater collection and treatment system. Staff would recommend not extending sewer service until the annexation process is completed. D January 5, 2006 SUBDIVISION O_: 13 (Cont.) FILE NO.: Z-7064 Staff is supportive of the applicant's request for the development of the site with single-family homes. The homes are indicated with less than typical minimum setback and a few of the lots have less than typically minimum lot sizes. The developer is proposing the construction of the homes similar to zero lot line standards but has indicated each of the units will have a side yard setback on each lot line to allow a more traditional single-family subdivision look. Staff feels the development as proposed should have minimal impact on the adjoining properties. To staffs 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 comments and conditions and outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced building line adjacent to an arterial street. Staff recommends approval of the requested variance to allow a reduced building line adjacent to a collector street. Staff recommends approval of the requested variance to allow a reduced building line adjacent to a residential street. Staff recommends approval of the requested variance to allow double frontage lots. Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback. Staff recommends the site be annexed prior to receiving sewer service. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions and outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented recommendations of approval of the requested variance to allow a reduced building line adjacent to an arterial street, the requested variance to allow a reduced building line adjacent to a collector street, the requested variance to allow a reduced building line adjacent to a residential street, the requested variance to allow double frontage lots, the requested variance to allow the placement of a six-foot fence within the required VA January 5, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) _ _ _ FILE NO.: Z-7964 building setback along Kanis Road. Staff presented a recommendation the site be annexed prior to receiving sewer service. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. n ITEM NO.: 13. Z-7964 NAME: Kanis Creek Addition Long -form PD -R LOCATION: on the Southeast corner of Pride Valley Road and Kanis 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. Provide details of the proposed building materials, building heights, total square footage of the units, estimated sales price. The site plan includes the placement of a building line and easement. Is this depicting the maximum buildable area for each of the proposed lots? 3. Is there any fencing proposed along the roadways, Kanis Road and Pride Valley Road in excess of four feet within the required building setback? If so provide the height and location of the proposed fencing. 4. Provide the location of any proposed fencing around the perimeter of the proposed development including anticipated construction materials. 5. Kanis Road is classified on the Master Street Plan as an arterial roadway. This would typically require a building setback of 35 -feet. The site plan indicates a building line of 15 -feet. 6. Pride Valley Road is classified on the Master Street Plan as a collector street. This would typically require a building setback of 30 -feet. The site plan indicates a 20 - foot building setback on interior lots and 15 -feet on corner lots. 7. The site plan indicates two areas of detention. Will these be dry basin detention areas and will any outdoor recreational activities be placed within these detention basin areas? The PRD Ordinance typically requires the placement of 10 to 15 percent of the site area as public open space. 8. Are there any outdoor and/or storage buildings proposed as a part of the development? If so indicate a note in the general notes section of the site plan to allow future construction of storage buildings. Variance/Waivers: Subdivision Ordinance Variances — 1. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to an arterial street (15 -feet). 2. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to a collector street (20 -feet, 15 -feet and 10 -feet). 3. A variance from the Subdivision Ordinance to allow a reduced building line adjacent to a residential street (20 -feet). 4. A variance from the Subdivision Ordinance to allow Double Frontage Lots. Public Works Conditions: 1. The proposed right-of-way dedications meet Master Street Plan requirements. 2. With site development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks on Pride Valley and Kanis Road with planned development. Back of curb on Pride Valley must be constructed to 18 feet from centerline. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 4. Storm water detention ordinance applies to this property. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. 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 street light requirements. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. No comment. If the development proposes connection to the City of Little Rock's Wastewater Utility for sewer service the property must be annexed into the City Limits of the City of Little Rock. If the development proposes a septic system for treatment of the development's wastewater provide a letter from the Arkansas Department of Health or State authorized reviewing agency for the approval of the proposed wastewater collection and treatment system. Enterqy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Approval of the City of Little Rock will be required prior to water service availability. The water main in Pride Valley Road must be accepted by Central Arkansas Water prior to connections to that main. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s). 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: Contact the Little Rock Fire Department at 918-3700 and Central Arkansas Water at 377-1225 for information regarding relocating fire hydrants and the placement of required fire hydrants to serve the development. County Planning: 1. If the applicant intends to annex into the City of Little Rock, please submit the appropriate petition to the County Court as soon as possible. 2. Provide the date of the survey on the plat. 3. Provide the natural and cultural features on the plat. 4. Provide the names of adjoining property owners and or subdivision on the plat. 5. The indicated right-of-way width does not meet the minimum right-of-way standard width for a County road or street. If the subdivision is to remain as a County subdivision please revise the right-of-way widths to comply with County standards. 6. Provide a copy of the proposed Bill of Assurance or any proposed covenants or restrictions. 7. Provide street profiles/cross sections and drainage plans. 8. Indicate proposed street names on the proposed plat so they may be checked for duplication. 9. Provide a copy of the development's approved ADEQ Storm water permit. CATH: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 14, 2005.