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HomeMy WebLinkAboutZ-8035 Staff AnalysisMay 11, 2006 ITEM NO.: 19 FILE NO.: Z-8035 NAME: Madison Park Short -form PD -R LOCATION: Located on the Southwest Montgomery Road DEVELOPER: Chandler Johnson Development Investments P.O. Box 22021 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying 1012 Autumn Road Little Rock, AR AREA: 1.78 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: corner of Taylor Loop Road and NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD -R 11 -units townhouse VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF Madison Park is a Planned Residential Development that will blend the traditional European architecture with 21St Century construction to consist of 11 -condominium homes. Proposed homes will consist of three (3) bedrooms, great room, two (2) full bathrooms, and powder bath, dining area, kitchen, attached garage and a full compliment of built-in stainless steel appliances. All homes will have a traditional European exterior with accented alcor and feature amenities that generally are standard for an upscale development of this style. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen countertops, marble bathrooms and ten foot ceilings with stacked crown moldings, and recessed can lighting. May 11, 2006 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-8035 Exterior features include masonry, with structural accents and details such as brick on all four sides, precast keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns and zoysia turf and automatic sprinkler systems. Roof pitch elevations will be 14/12 to enhance the aesthetics of the development. The homes will have a minimum front setback of 20 -feet with wooden privacy fencing planned for the entire development. Homes in Madison Park will range in square footage from 1,640 to 1,900 square feet heated and cooled. It is anticipated that homes will sell in the $215,000 to $247,000 price category. A bill of assurance will be established to maintain/protect the values of properties in and around Madison Park. The entrance to Madison Park will have an old world European Brick entrance with accent lighting and extensive landscape with substantial green spaces to promote an appealing environment that compliments this development. Additionally, each individual lawn and all common areas within Madison Park will be maintained by the Property Owners Association. The common maintenance of all the residences in Madison Park reinforces the quality that has been planned, and will continue to be stressed throughout this daunting residential development. B. EXISTING CONDITIONS: The site a level grass covered site with a scattering of trees. There is a newly developing single-family subdivision located to the south and southeast along Montgomery Road and there are single-family homes located to the west along Gooch Road. East of the site is a Montessori School with access drives from Montgomery Road and Taylor Loop Road. Taylor Loop Road and Montgomery Road are unimproved roadways abutting the site with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Westchester Neighborhood Association and the Chenal Ridge Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Montgomery Road and Taylor Loop Road. E May 11, 2006 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-8035 sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. The minimum driveway width shall be 20 -feet. If an access gate is installed the minimum gate opening shall be 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family and Park/Open Space for this property. The applicant has applied for a PD -R for an attached housing development. The request does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop is shown as a Collector on the Master Street Plan and Robyn Street is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Pian: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. Cit 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 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (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 southern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. The street buffer along Taylor Loop Road must average 18.6 feet and along Montgomery Road must average 15.9 feet and in no case less than nine feet (9). This is a requirement of both the landscape ordinance and the zoning/buffer ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 4 May 11, 2006 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: 2-8035 4. A fifteen (15) foot wide land use buffer is required along the western perimeter and a 16.8 foot wide land use buffer is required along the southern perimeter to separate this proposed development from the residential property. Seventy percent (70%) of these buffers are to remain undisturbed. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) The applicants were present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned if the development would be a gated community. Mr. Rodney Chandler stated the development was not proposed as a gated community, Staff questioned if there would be a development sign located within the project. Mr. Chandler stated a sign would be included on the revised site plan. Staff stated they were concerned with the massing of the indicated buildings. Staff stated a redesign of the project orienting the building to Taylor Loop Road and Montgomery Road and breaking the buildings would blend with the existing neighborhood. Mr. Chandler stated his desire was to internalize the development orienting the development away from the roadways. Commissioner Yates questioned the building heights and the total square footage of the proposed units. Mr. Chandler stated the units would be one and two story units with approximately 1,500 square feet of heated and cooled space. Commissioner Yates stated if the units were broken into duplex and triplex buildings the units would appear as a single large single-family home. Public Works comments were addressed. Staff stated dedication of right-of-way was required along Taylor Loop Road and Montgomery Road. Staff also stated street improvements would be required to the abutting roadways. Staff stated no residential waste collection would be provided on the internal private street unless the property owners signed a waiver of damage claims for operating on private property. Staff noted the comment from the Fire Department. Staff stated the indicated driveway as inadequate to meet the minimum width required for fire access. Landscaping comments were addressed. Staff stated street buffers would be required along the two (2) roadways and land use buffers would be required along the southern and western perimeters. Staff stated the indicated buffers appeared to meet minimum ordinance standards. Staff stated screening would be required along the southern and western perimeters. Staff stated this could be achieved through a fence, wall or dense evergreen plantings. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 5 May 11, 2006 SUBDIVISION ITEM NO.: 19 (Cont. NO.: Z-80 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 April 20, 2006, Subdivision Committee meeting. The applicant has indicated a 20 -foot drive, no gating of the development and the placement of buildings to break the massing of the units. The revised site plan indicates the placement of 11 units on the site with a central courtyard. Each of the units is proposed with a garage structure and a minimum of 1,500 square feet of heated and cooled space. Units are proposed as one and two story units. The proposed homes will consist of three (3) bedrooms, great room, two (2) full bathrooms, and powder bath, dining area, kitchen, attached garage and a full compliment of built-in stainless steel appliances. All homes will have a traditional European exterior with accented c6cor and feature amenities that generally are standard for an upscale development of this style. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen countertops, marble bathrooms and ten foot ceilings with stacked crown moldings, and recessed can lighting. Exterior features include masonry, with structural accents and details such as brick on all four sides, precast keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns and zoysia turf and automatic sprinkler systems. Roof pitch elevations will be 14/12 to enhance the aesthetics of the development., The units have a minimum front setback of 20 -feet with wooden privacy fencing planned for the entire development. The fencing along Taylor Loop Road will include the placement of brick columns to break the visual appearance of the fence. The remainder of the fence is proposed as a solid board fence. Although staff is supportive of the placement of fencing around the perimeter of the site staff recommends the fence be broken allowing jogs in the fence and landscaping be added along the outside of the fence to add visual interest and soften the visual impact along the abutting roadways. The entrance to Madison Park will be from Montgomery Road and is proposed with an old world European Brick entrance with accent lighting and extensive landscape with substantial green spaces. A single development sign is proposed at the entrance. The sign is proposed with a maximum of six feet in height and a sign area not to exceed twenty-four square feet in area. As stated the development will include a single private drive into the proposed development with a courtyard and common parking area. There are areas of individual lawn and all common areas proposed within the development. A property owners association will be established for the maintenance of the common landscaped, drives and parking areas. A May 11, 2006 SUBDIVISION NO.: 19 (Cont.) FILE NO.: Z-8035 Staff is supportive of the applicant's request. Staff feels the applicant has done a good job in breaking the massing of the building and minimizing the impact on the adjoining properties. The placement of the structures as proposed in four separate buildings containing two and three units per building will give the visual appearance of a large home common to construction types in the area. To staffs knowledge there are no outstanding issues associated with the request. The development of the site containing 1.98 acres with 11 units results in an overall density of 5.5 units per acre. Staff does not feel this density is incompatible with the single-family detached development taking place in the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the fence be broken allowing jogs in the perimeter fence and landscaping be added along the outside of the fence to add visual interest and soften the impact along the abutting roadways. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation that the perimeter fencing be broken and jogs placed in the fence along with landscaping added along the outside of the fence to add visual interest and soften the impact along the abutting roadways. Mr. Paul Halbrook addressed the Commission with concerns. He stated his home was located just south of the proposed development. He stated his neighborhood was developing with $200 - $300 thousand dollar homes and he was told when he bought his home the area proposed for development would also be single-family homes. He stated one of his questions had been answer related to the number of units and a second question was if the units would have garages. He stated he did not understand the rezoning process to PD -R and questioned if the rezoning would affect property values in the area. He stated his primary concern was with the attached portion of the request. He stated he understood attached in this instance was condo development but the next thing to condo's was apartments. He stated he did not want to live next door to an apartment complex. He stated the developer's proposal did appear to go with 70 to 80 percent of the homes being constructed in the area and he felt the developer had reduced the massing for a more aesthetically pleasing look. r� May 11, 2006 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Mr. Rodney Chandler addressed the Commission on the merits of the request. He stated the units would be constructed with similar values as the remaining homes in the area. He stated he was building patio homes and not condo's. He stated the development would be fenced along the south and west property lines with a six foot board fence and along Taylor Loop Road with a brick column and wrought iron fence. He stated no fencing was being proposed along Montgomery Road. He stated all the units would have a garage with the exception of one unit. He stated the desire was to create diversity within the development and address the market demand. There was a general discussion concerning the proposed request. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 19. NAME: Madison Park Short -form PD -R Z-8035 LOCATION: located on the Southwest corner of Taylor Loop Road and Montgomery Road Plannina 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. The notice must be mailed no later than April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Is signage being proposed with the development? If so indicate the location along with a note concerning the height and area. 3. Provide a dimensioned site plan indicating the building setbacks from property lines, width of the driveway and include all the property ownership on the site plan. 4. Provide an updated survey including the property not included on the originally submitted survey. 5. Provide the total heated and cooled square footage of the homes. Will the units contain garages? Provide the number of car garage. 6. Provide details of the proposed construction materials, roofing materials, amenities included in the units. 7. Provide the total area covered by buildings, parking and to be designated as green space. 8. Provide the total building height proposed within the development. 9. Is the development proposed as a gated community? Indicate the location of the proposed gates, the location of the call box, area for turn -around for persons not entering the site, details of the proposed fencing including height and construction material. 10. Provide a phasing plan for the development. 11. Provide a details cover letter indicating the items above along with any additional information necessary to provide the rational behind the development. 12. Consider redesigning the project to an "L" Shape and allow a central court/parking area within the development. Variance/Waivers: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Montgomery Road and Taylor Loop Road. 2. With the site development, provide design of the streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5 - foot sidewalk with the planned development. The entire length of Montgomery Item # 19 Road must be widened to 13 feet from ceriterline with back of sidewalk at the property line. Taylor Loop Road must be widened to 18 feet from centerline with the back of sidewalk at the property line. 3. Interior driveway must be at least 20 feet wide for emergency vehicle access. Signage must be provided at driveway locations for one way traffic. 4. If gates are proposed, an area for vehicles to turn around must be provided. The call box must be located at least 30 feet from the street pavement to allow for stacking. 5. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 6. 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. 7. A 5 foot drainage easement should be dedicated to the City along the western property line. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easement. Contact the Little Rock Wastewater Utilitv at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding whether this will be a single parcel or individual lots. Installation of a waterline will be required and the property configuration will determine whether it is public or private. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation 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: Place fire hydrants per code. The minimum driveway width shall be 20 -feet. If an access gate is installed the minimum gate opening shall be 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. Item # 19 CATA: The site is not located on a CATA Bus Route. Planning Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (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 southern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. The street buffer along Taylor Loop Road must average 18.6 feet and along Montgomery Road must average 15.9 feet and in no case less than nine feet (9). This is a requirement of both the landscape ordinance and the zoning/buffer ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 4. A fifteen (15) foot wide land use buffer is required along the western perimeter and a 16.8 foot wide land use buffer is required along the southern perimeter to separate this proposed development from the residential property. Seventy percent (70%) of these buffers are to remain undisturbed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 19 ILE NO.: Z-8035 NAME: Madison Park Short -form PD -R LOCATION: Located on the Southwest corner of Taylor Loop Road and Montgomery Road DEVELOPER: Chandler Johnson Development Investments P.O. Box 22021 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying 1012 Autumn Road Little Rock, AR AREA: 1.78 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential .� . PROPOSED USE: 11 -units townhouse VARIAN C ESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF Madison Park is a Planned Residential Development that will blend the traditional European architecture with 21St Century construction to consist of 11 -condominium homes. Proposed homes will consist of three (3) bedrooms, great room, two (2) full bathrooms, and powder bath, dining area, kitchen, attached garage and a full compliment of built-in stainless steel appliances. All homes will have a traditional European exterior with accented decor and feature amenities that generally are standard for an upscale development of this style. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen countertops, marble bathrooms and ten foot ceilings with stacked crown moldings, and recessed can lighting. FILE NO.: Z-8035 Cont. Exterior features include masonry, with structural accents and details such as brick on all four sides, precast keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns and zoysia turf and automatic sprinkler systems. Roof pitch elevations will be 14/12 to enhance the aesthetics of the development. The homes will have a minimum front setback of 20 -feet with wooden privacy fencing planned for the entire development. Homes in Madison Park will range in square footage from 1,640 to 1,900 square feet heated and cooled. It is anticipated that homes will sell in the $215,000 to $247,000 price category. A bill of assurance will be established to maintain/protect the values of properties in and around Madison Park. The entrance to Madison Park will have an old world European Brick entrance with accent lighting and extensive landscape with substantial green spaces to promote an appealing environment that compliments this development. Additionally, each individual lawn and all common areas within Madison Park will be maintained by the Property Owners Association. The common maintenance of all the residences in Madison Park reinforces the quality that has been planned, and will continue to be stressed throughout this daunting residential development. B. EXISTING CONDITIONS: The site a level grass covered site with a scattering of trees. There is a newly developing single-family subdivision located to the south and southeast along Montgomery Road and there are single-family homes located to the west along Gooch Road. East of the site is a Montessori School with access drives from Montgomery Road and Taylor Loop Road. Taylor Loop Road and Montgomery Road are unimproved roadways abutting the site with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Westchester Neighborhood Association and the Chenal Ridge Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions 1. A 20 foot radial dedication of right-of-way is required at the intersection of Montgomery Road and Taylor Loop Road. 2. With the site development, provide design of the streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5 -foot sidewalk with the planned development. The entire length of Montgomery Road must be widened to 13 feet from centerline with back of 2 FILE NO.: Z-8035 (Cont. sidewalk at the property line. Taylor Loop Road must be widened to 18 feel from centerline with the back of sidewalk at the property line. 3. Interior driveway must be at least 20 feet wide for emergency vehicle access. Signage must be provided at driveway locations for one way traffic. 4. If gates are proposed, an area for vehicles to turn around must be provided. The call box must be located at least 30 feet from the street pavement to allow for stacking. 5. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 6. 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. 7. A 5 foot drainage easement should be dedicated to the City along the western property line. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding whether this will be a single parcel or individual lots. Installation of a waterline will be required and the property configuration will determine whether it is public or private. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation 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: Place fire hydrants per code. The minimum driveway width shall be 20 -feet If an access gate is installed the minimum gate opening shall be 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. c" FILE NO.: Z-8035 (Cont. F G County Planning: No comment. CATA: The site is not located on a CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family and Park/Open Space for this property. The applicant has applied for a PD -R for an attached housing development. The request does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop is Plan and Robyn Street is shown a: dedication of right-of-way and may function of a Collector Street is to Arterials. The primary function of a properties. shown as a Collector on the Master Street a Local Street. These streets may require require street improvements. The primary provide a connection from Local Streets to Local Street is to provide access to adjacent Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. 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: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (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 southern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. The street buffer along Taylor Loop Road must average 18.6 feet and along Montgomery Road must average 15.9 feet and in no case less than nine feet (9). This is a requirement of both the landscape ordinance and the zoning/buffer ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 4. A fifteen (15) foot wide land use buffer is required along the western perimeter and a 16.8 foot wide land use buffer is required along the southern perimeter to separate this proposed development from the residential property. Seventy percent (70%) of these buffers are to remain undisturbed. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) The applicants were present representing the request. Staff presented an overview of the proposed development indicating there were additional items 0 FILE NO.: Z-8035 Cont.) necessary to complete the review process. Staff questioned if the development would be a gated community. Mr. Rodney Chandler stated the development was not proposed as a gated community. Staff questioned if there would be a development sign located within the project. Mr. Chandler stated a sign would be included on the revised site plan. Staff stated they were concerned with the massing of the indicated buildings. Staff stated a redesign of the project orienting the building to Taylor Loop Road and Montgomery Road and breaking the buildings would blend with the existing neighborhood. Mr. Chandler stated his desire was to internalize the development orienting the development away from the roadways. Commissioner Yates questioned the building heights and the total square footage of the proposed units. Mr. Chandler stated the units would be one and two story units with approximately 1,500 square feet of heated and cooled space. Commissioner Yates stated if the units were broken into duplex and triplex buildings the units would appear as a single large single-family home. Public Works comments were addressed. Staff stated dedication of right-of-way was required along Taylor Loop Road and Montgomery Road. Staff also stated street improvements would be required to the abutting roadways. Staff stated no residential waste collection would be provided on the internal private street unless the property owners signed a waiver of damage claims for operating on private property. Staff noted the comment from the Fire Department. Staff stated the indicated driveway as inadequate to meet the minimum width required for fire access. Landscaping comments were addressed. Staff stated street buffers would be required along the two (2) roadways and land use buffers would be required along the southern and western perimeters. Staff stated the indicated buffers appeared to meet minimum ordinance standards. Staff stated screening would be required along the southern and western perimeters. Staff stated this could be achieved through a fence, wall or dense evergreen plantings. 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 April 20, 2006, Subdivision Committee meeting. The applicant has indicated a 20 -foot drive, no gating of the development and the placement of buildings to break the massing of the units. The revised site plan indicates the placement of 11 units on the site with a central courtyard. Each of the units is proposed with a garage structure and a minimum of 1,500 square feet of heated and cooled space. Units are proposed as one and two story units. The 5 FILE NO.: Z-8035 (Co proposed homes will consist of three (3) bedrooms, great room, two (2) full bathrooms, and powder bath, dining area, kitchen, attached garage and a full compliment of built-in stainless steel appliances. All homes will have a traditional European exterior with accented decor and feature amenities that generally are standard for an upscale development of this style. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen countertops, marble bathrooms and ten foot ceilings with stacked crown moldings, and recessed can lighting. Exterior features include masonry, with structural accents and details such as brick on all four sides, precast keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns and zoysia turf and automatic sprinkler systems. Roof pitch elevations will be 14/12 to enhance the aesthetics of the development. The units have a minimum front setback of 20 -feet with wooden privacy fencing planned for the entire development. The fencing along Taylor Loop Road will include the placement of brick columns to break the visual appearance of the fence. The remainder of the fence is proposed as a solid board fence. Although staff is supportive of the placement of fencing around the perimeter of the site staff recommends the fence be broken allowing jogs in the fence and landscaping be added along the outside of the fence to add visual interest and soften the visual impact along the abutting roadways. The entrance to Madison Park will be from Montgomery Road and is proposed with an old world European Brick entrance with accent lighting and extensive landscape with substantial green spaces. A single development sign is proposed at the entrance. The sign is proposed with a maximum of six feet in height and a sign area not to exceed twenty-four square feet in area. As stated the development will include a single private drive into the proposed development with a courtyard and common parking area. There are areas of individual lawn and all common areas proposed within the development. A property owners association will be established for the maintenance of the common landscaped, drives and parking areas. Staff is supportive of the applicant's request. Staff feels the applicant has done a good job in breaking the massing of the building and minimizing the impact on the adjoining properties. The placement of the structures as proposed in four separate buildings containing two and three units per building will give the visual appearance of a large home common to construction types in the area. To staff's knowledge there are no outstanding issues associated with the request. The development of the site containing 1.98 acres with 11 units results in an overall density of 5.5 units per acre. Staff does not feel this density is incompatible with the single-family detached development taking place in the area. L NO.: Z-8035 (Cont. STAFF RECOMMENDATIO Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the fence be broken allowing jogs in the perimeter fence and landscaping be added along the outside of the fence to add visual interest and soften the impact along the abutting roadways. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation that the perimeter fencing be broken and jogs placed in the fence along with landscaping added along the outside of the fence to add visual interest and soften the impact along the abutting roadways. Mr. Paul Halbrook addressed the Commission with concerns. He stated his home was located just south of the proposed development. He stated his neighborhood was developing with $200 - $300 thousand dollar homes and he was told when he bought his home the area proposed for development would also be single-family homes. He stated one of his questions had been answer related to the number of units and a second question was if the units would have garages. He stated he did not understand the rezoning process to PD -R and questioned if the rezoning would affect property values in the area. He stated his primary concern was with the attached portion of the request. He stated he understood attached in this instance was condo development but the next thing to condo's was apartments. He stated he did not want to live next door to an apartment complex. He stated the developer's proposal did appear to go with 70 to 80 percent of the homes being constructed in the area and he felt the developer had reduced the massing for a more aesthetically pleasing look. Mr. Rodney Chandler addressed the Commission on the merits of the request. He stated the units would be constructed with similar values as the remaining homes in the area. He stated he was building patio homes and not condo's. He stated the development would be fenced along the south and west property lines with a six foot board fence and along Taylor Loop Road with a brick column and wrought iron fence. He stated no fencing was being proposed along Montgomery Road. He stated all the units would have a garage with the exception of one unit. He stated the desire was to create diversity within the development and address the market demand. There was a general discussion concerning the proposed request. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. IA