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HomeMy WebLinkAboutZ-8301-C Staff AnalysisFII F NO 7-8301-C NAME: Ranch West Short -form PD-R LOCATION: Located at 6400 Patrick Country Road DEVELOPER: CJ Pace, LLC 100 Buckland Place Little Rock, AR 72223 White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 15.65 acres NUMBER OF LOTS: 75 FT. NEW STREET: 3,025 LF CURRENT ZONING: 0-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-R PROPOSED USE 70-single-family residential lots VARIANCESMAIVERS REQUESTED: 1. A variance from the City's Land Alteration Ordinance to allow grading within a portion of Phase II with the development of Phase I. 2. Section 31-202 (1) to allow a cul de sac street to terminate within 50-feet of the property line. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of 15.65 acres from 0-3, General Office District to Planned Residential Development PD-R to allow for the creation of 75 single-family lots. The development will consist of 50-foot and 60-foot wide lots with 15-foot front setbacks, 20-foot rear yard setbacks and 5-foot side yard setbacks. 3,025 linear feet of new public street will be constructed with the FILE NO.: Z-8301-C development of the subdivision. The development is proposed in two phases. Phase I will consist of the development of 40 lots. A secondary access will be provided with the development of Phase I. As separate items on this agenda the applicant is seeking a right of way abandonment for a portion of Patrick Country Road and a Master Street Plan Amendment to allow for the relocation of a collector street from Patrick Country Road to Valley Ranch Drive. B. EXISTING CONDITIONS: Valley Ranch Drive is constructed to commercial street standard to the western perimeter of the property. There is a nursing home located at the existing terminus of Valley Ranch Drive. There are two office uses located to the southwest of the site along Valley Ranch Drive. East of the site is Patrick Country Road which is a rural unimproved road with open ditches for drainage. Along the East side of Patrick County Road is a multi -family development accessed from Chenonceau Boulevard and a large area of vacant C-3, General Commercial zoned property. Northeast and North of Valley Ranch Drive is undeveloped R-2, Single-family and MF-12 zoned property. South of the site on separate parcels is a church and a number of single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site, the Aberdeen Property Owners Association and the Maywood Manor Neighborhood Association were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Street names and street naming conventions must be approved by Public Works. The Valley Ranch street names are disapproved due to the duplication of other Valley Ranch names in use. Contact David Hathcock at (501) 371-4808. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Valley Ranch Drive including 5-foot sidewalks with the planned development. Provide at least 20 feet of asphalt. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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. Other 2 FILE NO.: Z-8301-C (Cont. than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. The applicant is requesting a variance to advance grade Phases 2 with construction of Phase 1. 5. The cul de sac on Valley Ranch Court located adjacent to Lots 33 and 34 Block 1 has not been complete and must be completed prior to final plat approval if this cul-de-sac is to serve as the secondary access. 6. Since the street is proposed 24 feet in width parking is restricted to one -side. Show on the plan the area where street parking will be restricted to one -side. This restriction should also be shown on the final plat. 7. Due to the proposed use of the property, the Master Street Plan specifies that Valley Ranch Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 8. Due to the amount of vehicles trips, Valley Ranch Boulevard should be a residential standard street 26 feet wide with sidewalk on one (1) side from Valley Ranch Drive to the first intersection. Valley Ranch Boulevard is not considered a loop street. 9. The minimum horizontal radius at centerline of a minor residential street is 75 feet without super elevation. The radius of Valley Ranch Cove does not appear to comply with this standard. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 for more information. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 13. If Patrick Country Road is terminated a permanent turnaround must be provided. 14. Temporary turnarounds must be provided at the end of all streets that are planned in the future to be extended. 15. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 3 FILE NO.: Z-8301-C Cont. 16. Based on the potential flooding in this area, the finished floor elevation of at least one (1) foot above the expected water surface elevation during the 100-year storm event for each lot obtained from the flood study must be shown on the final plat. 17. Stormwater detention ordinance applies to this property. Detention should be provided for the first phase. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. No detention will be allowed within ten feet (10') of the existing 15-inch sewer main. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. Center -Point Enerav: 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 water main extension will be needed to provide water to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of the plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department 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. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. There must be two ways to exit and enter the subdivision. 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. The site is located near CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment received 0 FILE NO.: Z-8301-C (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Office (0) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PDR (Planned District Residential) to allow for development of a single-family development at 4.5 units per acre on this site. Master Street Plan: Patrick Country Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT, (April 19, 2012) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated they had met with Mr. White and Mr. Ed Willis prior to the Committee meeting to discuss staff's concerns related to Patrick Country Road. Staff stated their concern was the number of previous deferrals for Patrick Country Road. Staff stated a previous deferral approved by the Commission allowed the applicant to seek an amendment to the Master Street Plan to relocate the proposed collector street from Patrick Country to Valley Ranch Drive but this request had not been made by the applicant. Staff stated the current item would be deferred from the Commission's May 10, 2012, public hearing to their June 7, 2012, public hearing to allow the applicant to file an abandonment request for a portion of Patrick Country Road and a Master Street Plan amendment to relocate the proposed collector street from Patrick Country Road to Valley Ranch Drive. Staff stated there were a number of technical issues related to the proposed site plan. Staff stated the development was proposing more than 30 lots within the Phase 1 portion of the development with only one access which was not allowed per the State Fire Code. Staff stated a secondary access should be provided within the Phase 1 portion of the development or the applicant should modify the phasing plan. Staff stated if fences above four feet in height were to be located within the required setback along Valley Ranch Drive the applicant should note the location and height on the site plan. Staff also stated the proposed cul de sacs should not terminate within 50-feet of the property line. Public Works comments were addressed. Staff stated traffic calming devices should be installed on the long straight stretches of road. Staff stated detention for each phase would be required at the time of development. Staff noted the 5 aIItc 11111►rC•�AIIMelQiKLOGTiR minimum floor elevation should be noted on the final plat for each of the lots due to the potential for flooding during a 100 year storm event. 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 issues raised at the April 19, 2012, Subdivision Committee meeting. The revised plan indicates fencing along Valley Ranch Drive six (6) feet in height within the platted building setback. All other fences will comply with fences typically allowed within the R-2, Single-family zoning district. The revised plan has modified the phasing line to include 40 lots within the Phase I portion of the development which does include the placement of the secondary access. A Master Street Plan Amendment and a right of way abandonment request for Patrick Country Road have been filed and are separate items on this agenda. Section 31-257 states along arterial streets in proposed subdivisions where it is desirable to limit curb cut access, building lines shall be established on both frontages of double frontage lots. Along the line of lots abutting such traffic artery, a restricted access easement of at least ten (10) feet, across which there shall be no right of vehicle access permitted, shall be provided. The plat includes the placement of a 10-foot no right of vehicle access easement along the lots abutting Valley Ranch Drive. Section 31-202 (1), Dead-end streets and cul de sac streets states where a street does not extend to the boundary of a subdivision, and its continuation is not necessary for access to adjoining property, its terminus shall not be closer than 50-feet to such boundary. The applicant is seeking a variance from this provision of the Subdivision Ordinance. The applicant states based on the configuration of the property and the location of an existing 15-inch sewer main ending the cul de sac as required by the ordinance will cause a hardship on development of a number of lots within the southern portion of the site. The applicant has indicated the development of 75 residential lots and four (4) tracts. Tract A is an area of open space south of Valley Ranch Drive near the intersection of Patrick Country Road. Tract B is proposed as detention. Tract C will provide secondary emergency access to Valley Ranch Court. The 55-foot wide abandonment of Patrick Country Road will be maintained as Tract D. This area will be retained as a utility and drainage easement. The area of abandonment may not be fenced to allow maintenance access for utilities and drainage. The maintenance of all Tracts will be addressed in the Bill of Assurance for the subdivision. The applicant is seeking the relocation of a proposed collector street classification from Patrick Country Road to Valley Ranch Drive. With the development of the Ranch West Subdivision the developer will install full street 1.1 FILE NO.: Z-8301-C (Cont. improvements to Valley Ranch Drive to just east of the main entrance. 20-feet of pavement, curb and gutter will be added to Valley Ranch Drive up to the intersection with Patrick Country Road. The plan indicates the entrance to the subdivision with a minimum of 26-feet of pavement within a 45-foot right of way with a sidewalk placed on one side from Valley Ranch Drive to the first intersection. The remainder of the streets will be constructed within a 45-foot right of way with 24-feet of paving without sidewalks. Parking will be restricted to one side of the street. The applicant has met with staff concerning the traffic calming devices. The plat is indicated with 15-foot front setbacks, 20-foot rear yard setbacks and 5-foot side yard setbacks. The plan includes the placement of a 20-foot rear yard setback along Valley Ranch Drive. The average lot size indicated is 50-feet by 115-feet or 5,750 square feet. The overall density of the development is 4.79 units per acre. The site plan indicates the placement of 1.73 acres or 11.08 percent of common usable open space within the development. All accessory structures will be allowed per the typical standards of the R-2, Single-family zoning district. The site plan includes the placement of a subdivision sign at the entrance to the subdivision. The sign is proposed six (6) feet in height and thirty-two (32) square feet in area. The signage proposed is consistent with signage allowed per the sign ordinance for single-family subdivisions. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow grading within the Phase II portion of the development with the development of the first phase. The applicant has indicated grading within this area is necessary to allow excess fill material to be relocated on the site eliminating the need to move material over City streets at the time of development. Staff is supportive of the request. Although the site is zoned and identified as Office on the City's Future Land Use Plan, the development is proposed with a density consistent with the density for Residential Low Intensity. This classification provides for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential developments are typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remains less than six (6) units per acre. The development as proposed is consistent with the development pattern desired for this classification. AFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. r� FILE NO.: Z-8301-C (Cont. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading within the Phase II portion of the development with the construction of Phase I. Staff recommends approval of the variance request from Section 31-202 (1) to allow the cul de sacs to terminate within 50-feet of the property line. PLANNING COMMISSION ACTION: (MAY 10, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the June 7, 2012, public hearing to allow the applicant to file and allow this item to be heard with a Master Street Plan Amendment to relocate a proposed collector street from Patrick Country Road to Valley Ranch Drive and a right of way abandonment request for Patrick Country Road. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JUNE 7, 2012) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading within the Phase II portion of the development with the construction of Phase I. Staff also presented a recommendation of approval of the variance request from Section 31-202 (1) to allow the cul de sacs to terminate within 50-feet of the property line. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Commission's Consent Agenda. The motion carried by a vote of 10 ayes, 0 noes and 0 absent. A ITEM NO.: 3. (Z-8301-C) NAME: Ranch West Short -form PD-R LOCATION: located at 6400 Patrick Country Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 25, 2012. The Office of Planning and Development must receive the proof of notice no later than May 4, 2012. 2. Section 31-202 states cul-de-sacs are to terminate a minimum of 50-feet from the property line. Valley Ranch Cove and Valley Ranch Boulevard are indicated to terminate at the property line. 3. The PD-R section of the ordinance requires a minimum of ten (10) to fifteen (15) percent of gross planned residential district (PRD) areas to be designated as common usable open space. Provide the percentage of open space provided in the general notes section of the site plan. Recreation facilities or structures and their accessory uses located in common areas shall be considered as usable open space as long as the total impervious surfaces such as paving and roofs constitute no more than ten (10) percent of the total open space. 4. Residential fences are allowed only four feet in height within the required building setback. Provide details of any proposed fencing along Valley Ranch Drive which will exceed four feet in height within the building setback. 5. The typical building setback for residential structures abutting a collector street is 30- feet. The building setback along Patrick Country Road is indicated at 20-feet. In conversations you have indicated Patrick Country Road will be abandoned as the proposed collector street on the Master Street Plan and Valley Ranch Drive will become the collector. The building setback along Valley Ranch Drive is also indicated at 20-feet. As noted in a previous e-mail - Public Works has stated they can not support the boundary street ordinance deferral of Patrick Country Road as being requested with the current Ranch West Short -form PD-R. As you remember there was a previous deferral of the widening of Patrick Country Road granted for development/platting on the east side of Patrick Country Road which was triggered by adjacent development. This development will trigger improvements to Patrick Country Road. You indicated in a phone conversation that the developer desired to amend the Master Street Plan to relocate the collector street from Patrick Country Road to Valley Ranch Drive. Staff feels unless the developer agrees to install the improvements to Patrick Country Road with the development of this single-family subdivision the rezoning request should be deferred to allow you to file a MSP amendment to be considered along with the rezoning request. Variance[Waivers: None requested. Item # 3. Public Works Conditions: 1. Street names and street naming conventions must be approved by Public Works. The Valley Ranch street names are disapproved due to the duplication of other Valley Ranch names in use. Contact David Hathcock at (501) 371-4808. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Valley Ranch Drive including 5-foot sidewalks with the planned development. Provide at least 20 feet of asphalt. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Patrick Country Road including 5-foot sidewalks with the planned development. This includes the replacement of the bridge. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Patrick Country Road and Valley Ranch Drive should intersect at a 90 degree angle if Patrick Country Road right-of-way is not abandoned. 7. The cul de sac on Valley Ranch Court located adjacent to Lots 33 and 34 Block 1 has not been complete and must be completed prior to final plat approval if this cul-de-sac is to serve as the secondary access. 8. The current phase line does not provide access to the secondary emergency access. A maximum of 30 residential lots are allowed without providing secondary access. 9. Since the street is proposed 24 feet in width parking is restricted to one -side. Show on the plan the area where street parking will be restricted to one -side. This restriction should also be shown on the final plat. 10. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 11. Due to the proposed use of the property, the Master Street Plan specifies that Valley Ranch Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 12. Patrick Country Road Master Street Plan should occur at the time or prior to this item heard by the Planning Commission. 13. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Traffic calming devices should be installed on Valley Ranch Boulevard and Valley Ranch Cove. Contact Nat Banihatti, Traffic Engineering at 379-1818 for additional information. 14. Due to the amount of vehicles trips, Valley Ranch Boulevard should be a residential standard street 26 feet wide with sidewalk on one (1) side from Valley Ranch Drive to the Valley Ranch Street. Valley Ranch Boulevard is not considered a loop street. 15.The minimum horizontal radius at centerline of a minor residential street is 75 feet without super elevation. The radius of Valley Ranch Cove does not appear to comply with this standard. Item # 3. 16. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 17. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. If Patrick Country Road is terminated a permanent turnaround must be provided. 20. Temporary turnarounds must be provided at the end of all streets that are planned in the future to be extended. 21. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 22.The 2007 Preliminary FIRMs show this area to be within a floodplain and possibly a floodway. Even though the FIRMs will not be changed in this area, a hydraulic detailed flood study should be conducted and provided to staff to show the expected water surface elevations in this area. 23. Based on the potential flooding in this area, the finished floor elevation of at least one (1) foot above the expected water surface elevation during the 100-year storm event for each lot obtained from the flood study must be shown on the final plat. 24. Stormwater detention ordinance applies to this property. Detention should be provided for the first phase. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. No detention will be allowed within ten feet (10') of the existing 15-inch sewer main. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. 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 water main extension will be needed to provide water to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of the plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department 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. 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. 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 Item # 3 procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. There must be two ways to exit and enter the subdivision. 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. The site is located near CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Office (0) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PDR (Planned District Residential) to allow for development of a single-family development at 4.5 units per acre on this site. Master Street Plan: Patrick Country Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 25, 2012. Item # 3.