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HomeMy WebLinkAboutZ-8035-A Staff AnalysisJanuary 18, 2007 ITEM NO.: 13 FILE NO.: Z -8035-A NAME: Madison Park Revised 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 FNC�'INFFR Central Arkansas Engineering 1012 Autumn Road Little Rock, AR 72212 AREA: 1.85 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES: 11 -units townhouse PROPOSED ZONING: Revised PD -R PROPOSED USE: 11 -units townhouse — allow the creation of lot lines VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,541 adopted by the Little Rock Board of Directors on June 6, 2006, established Madison Park Short -form PD -R. The development was a planned residential development to allow the development of 1.85 acre with 11 units of townhouse structure. The architecture was proposed to blend the traditional European architecture with 21St Century construction. The homes would 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 would 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 included travertine tile, hardwood flooring, granite slab kitchen countertops, marble January 18, 2007 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -8035-A bathrooms and ten foot ceilings with stacked crown moldings, and recessed can lighting. Exterior features included 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 were 14/12 to enhance the aesthetics of the development. The homes would have a minimum front setback of 20 -feet with wooden privacy fencing planned for the entire development. The homes would range in square footage from 1,640 to 1,900 square feet heated and cooled. The developer anticipated the homes would sell in the $215,000 to. $247,000 price category. A bill of assurance would be established to maintain/protect he values of properties in and around Madison Park. The entrance to Madison Park would have an old world European Brick entrance with accent lighting and extensive landscape with substantial green spaces to promote an appealing environment that complimented 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 would continue to be stressed throughout this daunting residential development. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved Planned Residential Development to allow the creation of lot lines within the development. The lots range in size from 2,080 square feet to 3,672 square feet. The site plan indicates the placement of a tract containing 1.07 acres which is designated as open space and guest parking. There are no other changes or modifications to the previous approval being proposed. B. EXISTING CONDITIONS: The site is 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 2 January 18, 2007 SUBDIVISION ITEM NO.: 13(Cont-) FILE NO.: Z -8035-A 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 the 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 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ene[gy: No comment received. AT & T: No comment received. 3 January 18, 2007 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z -8035-A Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Installation of a public waterline and private fire hydrant(s) will be required. A minimum 15 -foot wide easement will be required for all public water facilities. Additional fire hydrant(s) will be required. 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. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated 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 is proposing to revise the Planned Residential District to redraw the lot lines on this property. 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 Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. n January 18, 2007 SUBDIVISION ITEM NO.: 13 (Cont.} FILE NO.: 2-8035-A 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. G_ SUBDIVISION COMMITTEE COMMENT: (December 28, 2006) The applicant was not present. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the indicated Public Works and landscaping comments and conditions were apart of the original approval and would continue to apply to the proposed development. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H_ ANALYSIS: There were no outstanding issues associated with the request remaining from the December 28, 2006, Subdivision Committee meeting. The applicant is requesting an amendment to the previously approved Planned Residential Development to allow the creation of lot lines within the development. The lots range in size from 2,080 square feet to 3,672 square feet along with a tract containing 1.07 acres which is designated as open space and guest parking. The lots are indicated with a minimum lot width of 26.0 feet and a minimum depth of 80.0 feet. The lots are proposed similar to lot development standards for Townhouse lots (Section 31-233 of the Subdivision Ordinance). The ordinance typically requires the creation of lots not less than 22 -feet in width, eighty feet in depth and 2,000 square feet in area. The indicated lots are more than adequate to meet these typical minimum requirements. Staff is supportive of the request. The applicant has indicated the creation of lot lines to allow the transfer of property with the individual unit as the units are sold. There are no other changes or modifications to the previous approval being proposed. The previously approved setbacks from the perimeter property lines remain as was approved and a homeowner's association will maintain all lawn areas as well as common spaces. 5 January 18, 2007 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z -8035-A To staff's knowledge there are no outstanding issues associated with the request. Staff does not feel the revision as proposed will have any impact on the development or the adjoining properties. STAFF RECOMMENDATIONS: 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 and compliance with all previous comments and conditions as noted in the prior approval (Z-8035). PLANNING COMMISSION ACTION- (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report and compliance with all previous comments and conditions as noted in the prior approval (Z-8035). There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. N. FILE NO.: Z -8035-A NAME: Madison Park Revised 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 FNC;INFFR' Central Arkansas Engineering 1012 Autumn Road Little Rock, AR 72212 AREA: 1.85 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD -R ALLOWED USES: 11 -units townhouse PROPOSED ZONING: Revised PD -R PROPOSED USE: 11 -units townhouse — allow the creation of lot lines VARIAN CESMAIVE RS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,541 adopted by the Little Rock Board of Directors on June 6, 2006, established Madison Park Short -form PD -R. The development was a planned residential development to allow the development of 1.85 acre with 11 units of townhouse structure. The architecture was proposed to blend the traditional European architecture with 21St Century construction. The homes would 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 would 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 included travertine tile, hardwood flooring, granite slab kitchen countertops, marble FILE NO.: Z -8035-A (Cont. bathrooms and ten foot ceilings with stacked crown moldings, and recessed can lighting. Exterior features included 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 were 14/12 to enhance the aesthetics of the development. The homes would have a minimum front setback of 20 -feet with wooden privacy fencing planned for the entire development. The homes would range in square footage from 1,640 to 1,900 square feet heated and cooled. The developer anticipated the homes would sell in the $215,000 to $247,000 price category. A bill of assurance would be established to maintain/protect the values of properties in and around Madison Park. The entrance to Madison Park would have an old world European Brick entrance with accent lighting and extensive landscape with substantial green spaces to promote an appealing environment that complimented 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 would continue to be stressed throughout this daunting residential development. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved Planned Residential Development to allow the creation of lot lines within the development. The lots range in size from 2,080 square feet to 3,672 square feet. The site plan indicates the placement of a tract containing 1.07 acres which is designated as open space and guest parking. There are no other changes or modifications to the previous approval being proposed. B. EXISTING CONDITIONS: The site is 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. 2 FILE NO.: Z-8035-A(Cont.) 0 E 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 the 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 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 available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Installation of a public waterline and private fire hydrant(s) will be required. A minimum 15 -foot wide easement will be required for all public K3 FILE NO.: Z -8035-A (Cont. water facilities. Additional fire hydrant(s) will be required. 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. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated 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 is proposing to revise the Planned Residential District to redraw the lot lines on this property. 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. Bicycie Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan,- The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 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 M FILE NO.: Z -8035-A (Cont. 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. G. SUBDIVISION COMMITTEE COMMENT: (December 28, 2006) The applicant was not present. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the indicated Public Works and landscaping comments and conditions were apart of the original approval and would continue to apply to the proposed development. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the request remaining from the December 28, 2006, Subdivision Committee meeting. The applicant is requesting an amendment to the previously approved Planned Residential Development to allow the creation of lot lines within the development. The lots range in size from 2,080 square feet to 3,672 square feet along with a tract containing 1.07 acres which is designated as open space and guest parking. The lots are indicated with a minimum lot width of 26.0 feet and a minimum depth of 80.0 feet. The lots are proposed similar to lot development standards for Townhouse lots (Section 31-233 of the Subdivision Ordinance). The ordinance typically requires the creation of lots not less than 22 -feet in width, eighty feet in depth and 2,000 square feet in area. The indicated lots are more than adequate to meet these typical minimum requirements. Staff is supportive of the request. The applicant has indicated the creation of lot lines to allow the transfer of property with the individual unit as the units are sold. There are no other changes or modifications to the previous approval being proposed. The previously approved setbacks from the perimeter property lines remain as was approved and a homeowner's association will maintain all lawn areas as well as common spaces. To staff's knowledge there are no outstanding issues associated with the request. Staff does not feel the revision as proposed will have any impact on the development or the adjoining properties. STAFF RECOMMENDATIONS: 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 and compliance with all previous comments and conditions as noted in the prior approval (Z-8035). 5 FILE NO.: Z -8035-A (Cont. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report and compliance with all previous comments and conditions as noted in the prior approval (Z-8035). There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A ITEM NO.: 13. Z -8035-A NAME: Madison Park Revised Short -form PD -R LOCATION: located on the Southwest corner of Taylor Loop Road and Montgomery Road Planning Staff Comments: 1. Provide notification of all 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 January 3, 2007. The Office of Planning and Development must receive the proof of notice no later than January 12, 2007. 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 the 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 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) Item # 13 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Installation of a public waterline and private fire hydrant(s) will be required. A minimum 15 -foot wide easement will be required for all public water facilities. Additional fire hydrant(s) will be required. 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. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 is proposing to revise the Planned Residential District to redraw the lot lines on this property. 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 Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. Citv 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: Item # 13 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 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 site plan (to include the additional information as noted above) to staff on Wednesday, January 6, 3007. Item # 13