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HomeMy WebLinkAboutZ-8055 Staff AnalysisJune 22, 2006 ITEM NO.: 25 FILE NO.: Z-805 NAME: Woodlawn Hills Short -form PD -R LOCATION: Located on the Westward Extension of Forest Maple Court DEVELOPER: Spillway Homes, LLC 43 Prospect Trail North Little Rock, AR 72218 FNC;INFFR- Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 2.589 acres CURRENT ZONING. ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 12 R-2, Single-family Single- family Residential -m Single-family Residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: FT. NEW STREET: 0 LF The applicant is proposing to subdivide a 2.6 acre tract of residentially zoned property which was previously indicated as two residential lots into ten (10) single-family residential lots and to replat two (2) existing single-family lots through the Planned Residential Development process. The new development would be served by the extension of a new private street consisting of 26 -feet of right-of-way and pavement. The new lots are proposed with a minimum lot width of 50 -feet and a minimum lot depth of 110 -feet. The average lot size proposed is 6,100 square feet with a minimum proposed lot size of 5,500 square feet. June 22, 2006 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z-8055 B. EXISTING CONDITIONS: The site is wooded with single-family residences located to the north, south and west in an established single-family subdivision. Forest Maple Court is a short residential street extending from Sam Peck Road. Forest Maple Court appears to be constructed to Master Street Plan standards with curb and gutter. No sidewalk is in place. The residential structures located within the proposed development area appear compatible with structures in the area both in size and maintenance appearance. C. NEIGHBORHOOD COMMENTS. - As of this writing, Staff has received several informational phone calls from area residents, many indicating opposition to the request. The Pleasant Forest Property Owners Association, the Piedmont Property Owners Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works 1. A minimum 45 feet right-of-way must be provided with a 24 feet wide street. The cul-de-sac must be designed with a minimum 40 foot radius of pavement and 50 foot radius right-of-way. 2. Existing homes are to close to proposed road. Homes must be located to at least 10 feet from the right-of-way. 3. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to the street with the planned development. 4. A Sketch Grading and Drainage Plan must be submitted to staff for review showing flow through drainage as well as details of drainage from the development and detailing conditions of proposed and existing ditches per Section 29-186 (e). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Drainage ditch on the east must be platted within an easement. 8. 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. 2 June 22, 2006 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z-8055 9. 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. 10. 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 easements. Contact 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. Water main extension and 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 water main and hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development — Residential. The request is consistent with the Land Use Plan. 3 June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8055 Master Street Plan: Forest Maple Court is shown as a Local Street on the Master Street Plan, may require dedication of right-of-way, and will require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: There is not a bike route in the immediate vicinity. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal: "to conserve and improve the natural environment for this and future generations so that it will sustain life, maintain health, and provide an improved quality of life" has this objective relevant to this case: "Preserve and maintain existing greenways and open spaces in the neighborhood." The Residential Development Goal: "To promote and integrated community -structure and design that provides a unique, healthy, and safe urban living environment" has this objective relevant to this case: "Develop Neo -traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependent on automobiles), in areas that have not yet developed." Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. James Dreher was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff stated they had a concern with the placement of the roadway so near the existing homes. Staff suggested the developers remove one or both the homes and redesign the street to allow for adequate separation between the homes and the future roadway. Staff also stated residential unit density guidelines for single-family development for a planned residential development was four units per acre according to typical ordinance standards. Staff requested Mr. Dreher provide the total of both public and private green space. Public Works comments were addressed. Staff stated the existing homes must be located a minimum of ten (10) feet from the proposed curb. Staff also stated a minimum of 24 -feet of pavement should be provided to serve the new homes. Staff stated a sketch grading and drainage plan was required prior to construction and the City's storm water detention ordinance would apply to the development of the site. Staff stated there were no landscaping or buffering requirements since the development was single-family in nature. 4 June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont. FILE NO.: Z-80 Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has redesigned the entrance to the development indicating the removal of one of the existing homes to allow adequate separation between the proposed drive and the new homes. The applicant has also indicated the total area of both public and private green space and indicated the total buildable area for each of the proposed lots. The minimum lot area proposed is 4,959 square feet and the maximum lot area proposed is 6,151 square feet with an average lot size of 50 -feet by 122 -feet or 6,100 square feet. The minimum buildable area is 2,264 square feet with the maximum buildable area proposed 3,240 square feet. Private open space ranges from 2,695 square feet to 3,211 square feet. Common usable open space is contained within a 20 -foot buffer located to the north and a 15 -foot buffer located to the south which represents approximately 11,879 square feet of open space or 13.6 percent of the development. The site plan indicates .the placement of a maximum building footprint and allows a minimum of a twenty-five foot front building line, five foot side yard setbacks and a fifteen foot rear yard setback. Tracts are shown along the northern, western and southern perimeters to act as buffer zones and drainage and utility easements. The proposed development exceeds density guidelines for single-family development per the typical ordinance standard for planned residential zoning districts. The guidelines typically allow a density not greater than four (4) units per acre. The development is proposed at a density of 4.6 units per acre. This includes the land area of the existing homes. The site plan indicates the placement of a new private street with 26 -feet of pavement from back -of -curb to back -of -curb. A 40 -foot cul-de-sac radius is being proposed. The street will be approximately 310 linear feet. The street will be constructed with curb and gutter. The street is being developed per the minor residential street standard therefore, no sidewalk is proposed. Staff is supportive of the proposed request. The applicant is proposing the replatting of two (2) existing lots and two (2) previously identified tracts to allow 5 June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont. FILE NO.: 2-805 the construction of new single-family homes. The developers have indicated the proposed building footprints which would allow construction of homes ranging in size from 2,264 square feet to 3,240 square feet on a single level. Although the area is developed with single-family homes on larger lots staff feels the introduction of the new units with smaller lots would allow alternatives for housing in the area. The recent trend has been patio home developments which typically are constructed with smaller land areas filling the site with house and leaving less yard area. This type development does not appear to have negatively impacted adjoining properties in other parts of the City. Staff feels the development of the site with a greater density than typically allowed, 4.6 units per acre, will not adversely impact the area. The site plan indicates adequate green space both public and private to meet the typical minimum ordinance standard. Staff feels this type development will offer options for potential homeowners who wish to locate in the area. To staff's knowledge there are no outstanding issues associated with the request. 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. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. James Dreher addressed the Commission on behalf of the applicant. He stated the developers were proposing to develop the site as an in -fill development. He stated the homes were proposed with a minimum of 2,200 square feet. He stated the developer was also the builder and would construct the homes in a manner that would blend with the existing homes in the area. Dr. Beverly Lynn -Cook addressed the Commission in opposition of the request. She stated the reason she purchased her home was for the large back yard and the green space abutting her home. She stated the development would destroy the green space and increase traffic on the already burdened roadways. She stated the density of the homes was out of touch with the existing neighborhood. She stated there was a concern with the developers leveling a home to construct a new street to serve the development. Ms. Gail McRae addressed the Commission in opposition. She stated the development was proposed as park land when the subdivision was developed. She questioned if the N June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont. FILE NO.: Z-8055 water department had reviewed the request. She stated the area had a problem with water pressure. She stated the applicant had indicated the homes would be 2,200 square feet but there was no Bill of Assurance to ensure the minimum square footage of the homes. Ms. Wendi Holzknecht addressed the Commission in opposition of the request. She stated the reason for moving into her home was to move into an established neighborhood. She stated with an established neighborhood one would know the traffic pattern in the area. She stated she felt the area should be preserved as a green space. Ms. Melinda Johnson addressed the Commission in opposition of the request. She stated she was told by the land developers the site would be preserved as a green space and not developed when she bought her home. She stated the density of the development was too intense for the area. She stated the earthen drainage ditch was located adjacent to her back yard and the proposed discharge would be in her back yard. She stated the site would be developed with two acres of concrete and homes and she was concerned with drainage in the area once developed. She stated she was not oppose to single-family if developed consistent with the current zoning. Ms. Paula Pattenge addressed the Commission in opposition of the request. She stated it was difficult for persons with jobs to participate in the public hearing process. She stated the notice sent to the residents stated the incorrect time and she felt there were a number of residents who were confused as to the time of the hearing. She requested the Commission deny the request and maintain the integrity of the neighborhood. She stated her reason for being at the hearing was to support the residents of the neighborhood in opposing the request. Mr. Dreher stated the development was meeting the minimum requirements for green space and landscaping. He stated developer was providing two tracts within the development to act as additional buffer areas. He stated the developers purchased two homes to allow the extension of the roadway to serve the new homes. He stated the minimum square footage of the homes, heated and cooled space, would be 2,232 square feet constructed on a single story. He stated the homes would be constructed of similar style as the existing homes in the neighborhood. The Commission questioned the allowable density of single-family. Staff stated the allowable density was one to five units per acre but as a part of the PUD ordinance section a maximum density was set at four units per acres. The Commission questioned why the application was not filed as a subdivision application. Staff stated the lot widths and lot areas did not meet the typical minimum requirements for R-2 zoned property. A motion was made to approve the request. The motion failed by a vote of 1 ayes, 8 noes and 2 absent. 7 ITEM NO.: 25, NAME: Woodla d Hills Short -form PD -R LOCATION: located on the Westward Extension of Forest Maple Court Planning Staff Comments: 7_Rnrir, 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 June 7, 2006. The Office of Planning and Development must receive the proof of notice no later than June 16, 2006. 2. Provide the location of the common usable open space. 10 to 15% of the site is area is required to be common usable open space. 3. Provide the total square footage of the usable private open space for each lot. Each lot is required to have a minimum of 500 square feet of private open space. 4. Residential unit density guidelines for single-family development are based on 4 units per acres. 5. Dimension the setback for the existing homes from the new roadway. 6. Provide the curb line and pavement line for the proposed new street abutting the existing homes. 7. How will the Tracts be maintained and who will be responsible for maintenance of the tracts? Variance/Waivers: Public Works Conditions - 1. A minimum 45 feet right-of-way must be provided with a 24 feet wide street. The cul-de-sac must be designed with a minimum 40 foot radius of pavement and 50 foot radius right-of-way. 2. Existing homes are to close to proposed road. Homes must be located to at least 10 feet from the right-of-way. 3. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to the street with the planned development. 4. A Sketch Grading and Drainage Plan must be submitted to staff for review showing flow through drainage as well as details of drainage from the development and detailing conditions of proposed and existing ditches per Section 29-186 (e). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Item # 25 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Drainage ditch on the east must be platted within an easement. 8. 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. 9. 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. 10. 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 easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enterqy: 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. Water main extension and 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 water main and hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: Landscape: Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 7, 2006. Item # 25