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HomeMy WebLinkAboutZ-8168 Staff AnalysisFILE NO.: Z-8168 NAME: Waters Edge Tract B Long -form PD-R LOCATION: Located North of David O Dodd Road, East of 1-430 DEVELOPER: H & L Properties 505 West Dixon Road Little Rock, AR 72209 FNGINFFR- McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 6.506 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -m PROPOSED USE: 36-unit condominium housing VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 350 LF The project consists of 6.05 acres located at the northeast corner of 1-430 and David O Dodd Road. The site is currently zoned R-2, single-family. The owner is requesting a rezoning to PD-R to allow the development of a 36-unit condominium project. A six foot wood and brick fence is proposed to enclose the project. Signage is proposed in accordance with the City of Little Rock specifications for multi -family development. B. EXISTING CONDITIONS: The site is located to the west of the Waters Edge Subdivision, a newly developing single-family subdivision. The preliminary plat for this subdivision indicated this area for development with single-family lots. The developers are FILE NO.: Z-816$ Cont. utilizing the site as access to the subdivision to limit the construction traffic on Wasters Edge Drive. The area is predominately single-family residential with a few duplex structures located at the southeast corner of David O Dodd and 1-430. A number of the homes are located on large lots with acreage but in recent past three subdivisions have been developed with new homes; Kenwood Estates, Woodridge Estates and Shady Brook. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Stagecoach Dodd Neighborhood Association, Southwest Little Rock United for Progress, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. David O. Dodd Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to David O. Dodd Road including 5-foot sidewalk with the planned development. 3. The proposed land use would classify the future street on the Master Street Plan as a residential collector street. Dedicate right-of-way to 30 feet from centerline. 4. With site development, provide the design of the future street conforming to the Master Street Plan. Construct street improvements to this future street including 5-foot sidewalk with the planned development. Due to the use, the future street should be constructed to a residential collector street standard (60-foot R/W - 31 feet pavement) to the future street to the north. 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 if not provided by the lake. 7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2 FILE NO.: Z-8168 (Cont. 8. Turn around must be provided for a WB-30 vehicle attempting to enter development. A stacking distance of at least 30 feet from pavement must also be provided. It is suggested that the gates be relocated to the interior of the site to the north and south sides of the entrance driveway. 9. All driveways shall be concrete aprons per City Ordinance. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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 water main extension, on -site fire line and additional fire hydrant(s) will be required in order to provide service to this property. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is 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. Maintain a 20-foot minimum gate opening. 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. 3 FILE NO.: Z-8168 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 651h Street West Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning of 6.5 acres to Planned Residential Development to allow the construction of 11 buildings containing 36 units of multi family housing resulting in a density of 5.5 units per acre. The request does not require a change to the Land Use Plan. Master Street Plan: David O. Dodd Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on David O. Dodd Road since it is a Minor Arterial. Bicycle Plan: A Class III bike route is shown on David O. Dodd Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake Neighborhood Action Plan. The Zoning and Land Use Goal states: "Maintain and encourage single-family and low -density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in the area currently reserved for such uses on the Future Land Use Plan." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. n FILE NO.: Z-8168 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed gate entrance, details of any proposed signage and the location of all proposed fencing. Staff questioned if the units would be owner or renter occupied. Mr. McGetrick stated the development was proposed as owner occupied units. Staff stated a note should be added to the site plan indicating the required dumpster screening. Public Works comments were addressed. Staff stated a second entrance to the development was required. Staff stated in one and two family residential developments where the number of dwelling units exceeded 30 units a second access point or road was required to meet the State Fire Code. Staff also stated sidewalks would be required with the development of the site. Staff requested the applicant develop the street as a commercial street standard, adjacent to the multi -family development, to ensure traffic flows within the area. Landscaping comments were addressed. Staff stated the site plan did not appear to meet the typical minimum ordinance requirement along the northern perimeter. Staff stated a 23-foot average landscape strip would be required to meet the typical minimum standard. Staff also stated the City Beautiful Commission recommended preserving as many existing trees as feasible on the site. Staff also stated a landscape plan would be required prior to the issuance of a building permit. 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 February 8, 2007, Subdivision Committee meeting. The applicant has indicated the proposed fencing, provided details of the proposed signage and indicated a note concerning the required dumpster screening. The revised site plan has removed the proposed gate from the development. The site plan also indicates the placement of a second entrance from David O Dodd Road for emergency access as required by State Fire Code. The proposal is to allow the development of this 6.5 acre site with 36 units in eleven (11) buildings of condominium housing. The units are proposed as one and two story units with a maximum building height of 25-feet. Each of the units is proposed with a two (2) car garage and ten (10) additional guest parking spaces are proposed. Two (2) signs are proposed with the development. One located at the intersection of David O Dodd Road and the new street accessing the site and the second located at the entrance to the development. The signage is proposed consistent with signage allowed in multi -family zones or a maximum of six (6) feet in height and thirty-two (32) square feet in area. 5 FILE NO.: Z-8168 (Cont. Fencing is proposed around the perimeter of the development. The fencing along the eastern and southern portions of the development is a six (6) foot wood fence and fencing along the western and northern perimeters is a six (6) foot brick and decorative metal fence. The site plan indicates the placement of the proposed buildings at a minimum of 25-feet from the property lines. With the proposed building placement, the typical minimum required landscaping for a multi -family development can be achieved. The site plan indicates a total of .25 acres of private open space per unit and 1.58 acres of public open space within the development. The ordinance typically requires the placement of a minimum of ten (10) to (15) percent of the gross planned residential district area as common usable open space and a minimum of five (500) hundred square feet of usable private open space per unit. As indicated each of the units within a patio area will have approximately one hundred forty-four (144) square feet of private open space and twenty-four (24) percent of the development will be public open space. Staff is supportive of the open space as proposed. Although each of the units will not have the typical minimum ordinance standard requirement of five hundred (500) square feet the public open space more than exceeds the typical minimum ordinance standard. The development is proposed with the placement of eight -two (82) parking spaces. Based on the typical minimum ordinance standard for a multi -family development fifty-four (54) parking spaces would be required. The development is proposed with a two (2) car garage for each unit and an additional ten (10) spaces for guest parking. The indicated parking is more than adequate to meet the typical minimum ordinance standard. The site plan indicates the placement of a single dumpster to serve the site. The dumpster has been located near Building I. No hours for the dumpster service have been indicated. Staff recommends the dumpster service hours be limited to daylight hours only to limit the noise impact on the residents of the development and the nearby residents. Two building types are proposed. One building type allows four (4) units and the second allows two (2) units. Buildings A, B, C, D, E, F, G and H are proposed with four units. The two (2) center units are proposed as two story units while the end units are proposed as single story units. Buildings I and J are proposed as two unit buildings. These buildings are single story buildings. The units are proposed with square footages ranging from 1,300 square feet to 2,100 square feet of heated and cooled space. Each unit is proposed with a patio area. Fencing is proposed to separate the patio areas which will allow limited privacy to the occupants. The second floor of the two (2) story units is not proposed to be "finished -out" by the developer. The area will be used as storage or if the owner desires to "finish -out" this area, the area could be utilized as a game/bonus room or an office. The site plan indicates the new street constructed to commercial street standard or a sixty (60) foot right of way with thirty-six (36) feet of pavement. A temporary turn -around is proposed just past the western drive and the road will signed to provide residents information that the road will be extended in the future. Staff is supportive of the request. The site is indicated as Low Density Residential on the City's Future Land Use Plan. This category provides for a 0 FILE NO.: Z-8168 (Cont. broad range of housing types including single-family attached, single-family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in the Low Density Residential category provided that the density is between six (6) and ten (10) dwelling units per acre. The development is proposed with a density of five and one half (5.5) units per acre which is consistent with single-family development as opposed to the Low Density Residential category of the Future Land Use Plan. This developer is proposing the addition of approximately two hundred (200) residential lots for detached single-family homes and a nearby subdivision has added approximately seventy-five (75) new homes to the area. In addition, nearby Kenwood Subdivision is proposed at build -out to have approximately two hundred and twenty (220) homes. Staff feels the development of the site as proposed with condominium housing allows a diversity of housing types in the area. Staff feels it is important for healthy growth to allow various housing types to develop in an area. Although the units are attached which is not the norm for the current development pattern in the area, staff does not feel this development will adversely impact the area. The units are proposed as owner occupied units which typically lends to buy -in of the residents into the neighborhood and provides the residents with a stake in the future of the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) 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 as outlined in paragraphs D, E, F and H of the above agenda staff report. 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 9 ayes, 0 noes and 2 absent. rA March 1, 2007 ITEM NO.: 16 FILE NO.: Z-8168 NAME: Waters Edge Tract B Long -form PD-R LOCATION: Located North of David O Dod&Road, East of 1-430 DEVELOPER: H & L Properties 505 West Dixon Road Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 6.506 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -M - 36-unit condominium housing VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 350 LF The project consists of 6.05 acres located at the northeast corner of 1-430 and David O Dodd Road. The site is currently zoned R-2, single-family. The owner is requesting a rezoning to PD-R to allow the development of a 36-unit condominium project. A six foot wood and brick fence is proposed to enclose the project. Signage is proposed in accordance with the City of Little Rock specifications for multi -family development. B. EXISTING CONDITIONS: The site is located to the west of the Waters Edge Subdivision, a newly developing single-family subdivision. The preliminary plat for this subdivision March 1, 2007 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-8168 indicated this area for development with single-family lots. The developers are utilizing the site as access to the subdivision to limit the construction traffic on Wasters Edge Drive. The area is predominately single-family residential with a few duplex structures located at the southeast corner of David O Dodd and 1-430. A number of the homes are located on large lots with acreage but in recent past three subdivisions have been developed with new homes; Kenwood Estates, Woodridge Estates and Shady Brook. C. NEIGHBORHOOD COMMENTS; As of this writing, staff has received one informational phone call from an area resident. The Stagecoach Dodd Neighborhood Association, Southwest Little Rock United for Progress, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. David O. Dodd Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to David O. Dodd Road including 5-foot sidewalk with the planned development. 3. The proposed land use would classify the future street on the Master Street Plan as a residential collector street. Dedicate right-of-way to 30 feet from centerline. 4. With site development, provide the design of the future street conforming to the Master Street Plan. Construct street improvements to this future street including 5-foot sidewalk with the planned development. Due to the use, the future street should be constructed to a residential collector street standard (60-foot RAN - 31 feet pavement) to the future street to the north. 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 if not provided by the lake. 7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. K March 1, 2007 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-8168 8. Turn around must be provided for a WB-30 vehicle attempting to enter development. A stacking distance of at least 30 feet from pavement must also be provided. It is suggested that the gates be relocated to the interior of the site to the north and south sides of the entrance driveway. 9. All driveways shall be concrete aprons per City Ordinance. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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 water main extension, on -site fire line and additional fire hydrant(s) will be required in order to provide service to this property. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is 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. Maintain a 20-foot minimum gate opening. Contact the Little Rock Fire Department for additional information. COLInty Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Q March 1, 2007 SUBDIVISION ITEM NO.: 16 (Cont. F. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z-8168 Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning of 6.5 acres to Planned Residential Development to allow the construction of 11 buildings containing 36 units of multi family housing resulting in a density of 5.5 units per acre. The request does not require a change to the Land Use Plan. Master Street Plan: David O. Dodd Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on David O. Dodd Road since it is a Minor Arterial. Bicycle Plan: A Class III bike route is shown on David O. Dodd Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake Neighborhood Action Plan. The Zoning and Land Use Goal states: "Maintain and encourage single-family and low -density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in the area currently reserved for such uses on the Future Land Use Plan." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 4 March 1, 2007 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z-8168 G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed gate entrance, details of any proposed signage and the location of all proposed fencing. Staff questioned if the units would be owner or renter occupied. Mr. McGetrick stated the development was proposed as owner occupied units. Staff stated a note should be added to the site plan indicating the required dumpster screening. Public Works comments were addressed. Staff stated a second entrance to the development was required. Staff stated in one and two family residential developments where the number of dwelling units exceeded 30 units a second access point or road was required to meet the State Fire Code. Staff also stated sidewalks would be required with the development of the site. Staff requested the applicant develop the street as a commercial street standard, adjacent to the multi -family development, to ensure traffic flows within the area. Landscaping comments were addressed. Staff stated the site plan did not appear to meet the typical minimum ordinance requirement along the northern perimeter. Staff stated a 23-foot average landscape strip would be required to meet the typical minimum standard. Staff also stated the City Beautiful Commission recommended preserving as many existing trees as feasible on the site. Staff also stated a landscape plan would be required prior to the issuance of a building permit. 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 February 8, 2007, Subdivision Committee meeting. The applicant has indicated the proposed fencing, provided details of the proposed signage and indicated a note concerning the required dumpster screening. The revised site plan has removed the proposed gate from the development. The site plan also indicates the placement of a second entrance from David O Dodd Road for emergency access as required by State Fire Code. The proposal is to allow the development of this 6.5 acre site with 36 units in eleven (11) buildings of condominium housing. The units are proposed as one and two story units with a maximum building height of 25-feet. Each of the units is proposed with a two (2) car garage and ten (10) additional guest parking spaces are proposed. Two (2) signs are proposed with the development. One located at the intersection of David O Dodd Road and the new street accessing the site and the second located at the entrance to the development. The signage 5 March 1, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8168 is proposed consistent with signage allowed in multi -family zones or a maximum of six (6) feet in height and thirty-two (32) square feet in area. Fencing is proposed around the perimeter of the development. The fencing along the eastern and southern portions of the development is a six (6) foot wood fence and fencing along the western and northern perimeters is a six (6) foot brick and decorative metal fence. The site plan indicates the placement of the proposed buildings at a minimum of 25-feet from the property lines. With the proposed building placement, the typical minimum required landscaping for a multi -family development can be achieved. The site plan indicates a total of .25 acres of private open space per unit and 1.58 acres of public open space within the development. The ordinance typically requires the placement of a minimum of ten (10) to (15) percent of the gross planned residential district area as common usable open space and a minimum of five (500) hundred square feet of usable private open space per unit. As indicated each of the units within a patio area will have approximately one hundred forty-four (144) square feet of private open space and twenty-four (24) percent of the development will be public open space. Staff is supportive of the open space as proposed. Although each of the units will not have the typical minimum ordinance standard requirement of five hundred (500) square feet the public open space more than exceeds the typical minimum ordinance standard. The development is proposed with the placement of eight -two (82) parking spaces. Based on the typical minimum ordinance standard for a multi -family development fifty-four (54) parking spaces would be required. The development is proposed with a two (2) car garage for each unit and an additional ten (10) spaces for guest parking. The indicated parking is more than adequate to meet the typical minimum ordinance standard. The site plan indicates the placement of a single dumpster to serve the site. The dumpster has been located near Building I. No hours for the dumpster service have been indicated. Staff recommends the dumpster service hours be limited to daylight hours only to limit the noise impact on the residents of the development and the nearby residents. Two building types are proposed. One building type allows four (4) units and the second allows two (2) units. Buildings A, B, C, D, E, F, G and H are proposed with four units. The two (2) center units are proposed as two story units while the end units are proposed as single story units. Buildings I and J are proposed as two unit buildings. These buildings are single story buildings. The units are proposed with square footages ranging from 1,300 square feet to 2,100 square feet of heated and cooled space. Each unit is proposed with a patio area. Fencing is proposed to separate the patio areas which will allow limited privacy to the occupants. The second floor of the two (2) story units is not proposed to be "finished -out' by the developer. The area will be used as storage or if the owner desires to "finish -out" this area, the area could be utilized as a game/bonus room or an office. The site plan indicates the new street constructed to commercial street standard or a sixty (60) foot right of way with thirty-six (36) feet of pavement. A temporary 9 March 1, 2007 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-81 turn -around is proposed just past the western drive and the road will signed to provide residents information that the road will be extended in the future. Staff is supportive of the request. The site is indicated as Low Density Residential on the City's Future Land Use Plan. This category provides for a broad range of housing types including single-family attached, single-family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in the Low Density Residential category provided that the density is between six (6) and ten (10) dwelling units per acre. The development is proposed with a density of five and one half (5.5) units per acre which is consistent with single-family development as opposed to the Low Density Residential category of the Future Land Use Plan. This developer is proposing the addition of approximately two hundred (200) residential lots for detached single-family homes and a nearby subdivision has added approximately seventy-five (75) new homes to the area. In addition, nearby Kenwood Subdivision is proposed at build -out to have approximately two hundred and twenty (220) homes. Staff feels the development of the site as proposed with condominium housing allows a diversity of housing types in the area. Staff feels it is important for healthy growth to allow various housing types to develop in an area. Although the units are attached which is not the norm for the current development pattern in the area, staff does not feel this development will adversely impact the area. The units are proposed as owner occupied units which typically lends to buy -in of the residents into the neighborhood and provides the residents with a stake in the future of the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) 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 as outlined in paragraphs D, E, F and H of the above agenda staff report. 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 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 16. NAME: Waters Edge Tract B Long -form PD-R LOCATION: located North of David O Dodd Road, East of 1-430 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. The notice must be mailed no later than February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. Provide details of the proposed gated entry. The gates as proposed do not allow a keypad entry or turn -around for those not entering the site. 3. Provide the total area designated as private open space and the total area designated as public open space. 4. The site plan indicates each of the units will have a two -car garage. Is this correct? 5. Provide details of any proposed signage including location, total height and area. Multi -family developments are typically allowed signage with a maximum height of six feet and thirty-two square feet in area. 6. Are the buildings one or two story structures? 7. Is any fencing proposed within the patio/courtyard area? If so note the location and include a note indicating the total height and the construction materials. 8. Will there be an on -site manager? Are any amenities proposed within the development? 9. Provide a note concerning the required dumpster screening on the proposed site plan. 10. Will the units be owner or renter occupied? 11. Locate on the site plan the limits of the proposed street construction, for the future street, and the required turn -around. Variance/Waivers: None requested. Public Works Conditions: 1. David O. Dodd Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to David O. Dodd Road including 5-foot sidewalk with the planned development. 3. The proposed land use would classify the future street on the Master Street Plan as a residential collector street. Dedicate right-of-way to 30 feet from centerline. 4. With site development, provide the design of the future street conforming to the Master Street Plan. Construct street improvements to this future street including 5- Item # 16 foot sidewalk with the planned development. Due to the use, the future street should be constructed to a residential collector street standard (60-foot R/W - 31 feet pavement) to the future street to the north. 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 if not provided by the lake. 7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Turn around must be provided for a WB-30 vehicle attempting to enter development. A stacking distance of at least 30 feet from pavement must also be provided. It is suggested that the gates be relocated to the interior of the site to the north and south sides of the entrance driveway. 9. All driveways shall be concrete aprons per City Ordinance. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension is required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted 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 water main extension, on -site fire line and additional fire hydrant(s) will be required in order to provide service to this property. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is 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. Maintain a 20-foot minimum gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. Item # 16 CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning of 6.5 acres to Planned Residential Development to allow the construction of 11 buildings containing 36 units of multi family housing resulting in a density of 5.5 units per acre. The request does not require a change to the Land Use Plan. Master Street Plan: David O. Dodd Road is shown as a Minor Arterial on the Master Street Plan.- This street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on David O. Dodd Road since it is a Minor Arterial. Bicycle Plan: A Class III bike route is shown on David O. Dodd Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right- of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake Neighborhood Action Plan. The Zoning and Land Use Goal states: "Maintain and encourage single-family and low -density residential developments in the residential area of the neighborhood, while encouraging responsible non- residential development in the area currently reserved for such uses on the Future Land Use Plan." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revisedplat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 16