Loading...
HomeMy WebLinkAboutZ-8386 Staff AnalysisFILE NO.: Z-8386 NAME: Tract 2 Asbury Acres Short -form PD-R LOCATION: Located in the 800 Block of Kirby Road DEVELOPER: Randy James 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 0.93 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 5 R-2, Single-family Single-family residential -m FT. NEW STREET: 0 LF PROPOSED USE: Patio home single-family subdivision VARIANCESMAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow an increased lot depth to width ratio variance. A. PROPOSAUREQUEST: The project consists of 0.93 acres, located on the east side of Kirby Road, just north of Kanis Road. The development is proposed as a residential subdivision containing five lots and one tract with an average lot size of 6,210 square feet. The residential lots are proposed with a five-foot side yard setback and 15-foot rear yard setback. The developer is requesting a 25-foot setback adjacent to Kirby Road. This is a variance from the Subdivision Ordinance, which typically requires the placement of a 30-foot building line adjacent to a collector street FILE NO.: Z-8386 (Cont. (Section 36-256(1)). The development will be accessed via a 45-foot access and utility easement extending from Kirby Road with the Tract containing a turn -around for services and emergency vehicles. The development is proposed with a six-foot brick and wood fence located along Kirby Road. The homes are proposed as single story homes. Two building footprints are proposed. One footprint contains 1,800 square feet and the second 2,200 square feet. Both footprints include 400 square feet designated for garages. B. EXISTING CONDITIONS: Kirby Road is a narrow two-lane road with open ditches for drainage. The site is wooded and appears to be relatively flat. South of the site is a warehouse building and north of the site is Chenal Adult Daycare facility. East of the site is vacant property zoned PRD, which has expired, and was approved for a patio home single-family residential development. The area is predominately single-family with a few churches located north of the site. The area south of the site at the intersection with Kanis Road on the east side was recently approved for an office, commercial and mini -warehouse development and on the west side a convenience store was recently approved by the Courts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet, the Parkway Place Neighborhood Association and the Spring Valley Manor Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kirby 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one=half street improvement to Kirby Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from the centerline. 3. All driveways shall be concrete aprons per City ordinance. 4. Storm water detention will not apply to the proposed development since the site is less than one acre. 5. Measures to control additional storm water drainage should be implemented to not cause damage onto adjacent property from the increased impervious surface. 2 FILE NO.: Z-8386 (Cont. 6. 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). 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 8. 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. 9. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. 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 and fire hydrant will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Residential Development to allow five patio style single family homes. 3 FILE NO.: Z-8386 (Cont. The application is within the recommended density of the Land Use Plan and is single family construction. The request does not require a change to the Land Use Plan. Master Street Plan: Kirby Road is shown as 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: A Class III bike route is shown along Kirby 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. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Plan. The Residential and Community Goal states: "Support a continuous progression of intensity from single-family and multi -family in newly developing areas, placing the multi -family as a buffer between single-family and non-residential uses." It also states: "Encourage large lot single family development in the area." Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008) Mr. Pat McGetrick was present. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. McGetrick provide details of the proposed signage. Staff also requested Mr. McGetrick provide details of the proposed construction materials and building elevations. Staff stated if trash collection was to take place along Kirby Road the site plan should include the location along with an easement. Public Works comments were addressed. Staff stated dedication of right of way 30 feet from centerline was required along Kirby Road. Staff also stated street improvements to Kirby Road were required per the Master Street Plan. Staff stated the storm water detention ordinance would not apply to development of the site but requested the developer take measures to not cause damage to adjacent properties. Staff stated a grading permit was required prior to any site grading or tree clearing on the site. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. Ct FILE NO.: Z-8386 (Cont. H. ANALYSIS: Mr. McGetrick provided staff with a revised site plan addressing most of the issues raised at the August 28, 2008, Subdivision Committee meeting. Mr. McGetrick has provided details of the proposed signage, construction materials and building elevations. The plan also indicates garbage collection will be provided at each individual lot and the property owners association will sign the required waiver to allow for collection on this private drive. The lots are proposed as 45-feet in width and 137.8 feet in depth for an average lot size of 6,201 square feet. The lots are indicated with a five-foot side yard setback and a fifteen -foot rear yard setback. The private drive is included within the front building setback. The homes will be constructed with a 47.5-foot front building line from the northern property line resulting in a 7.5 foot building line from the proposed private street. A private drive is proposed to serve the new homes extending from Kirby Road. The drive is proposed as 25-feet in width with a "hammerhead" turn -around located on the eastern most parcel identified as Tract A. The site plan states garbage collection will be provided at each unit. A waiver of damage claims will be provided to allow operation of City owned vehicles on private streets. Tract A contains an area identified as common open space. This common open space area contains 2,100 square feet or 19 percent of the total site area. Each of the individual lots contains 2,000 square feet of private one space or 32 percent of the total lot area. Open space requirements contained within the development standards of the PZ❑ ordinance states a minimum of ten (10) to fifteen (15) percent of gross planned residential district (PRD) areas are to be designated as common usable open space. In addition, single-family, duplex, zero -lot -line and townhouse developments must have a minimum of five hundred (500) square feet of usable private open space per unit. The homes are proposed to be constructed of brick with some siding. The roof pitch proposed is a maximum of 12/12. The site plan indicates the homes will be single story with the option of a basement. The homes will range in size from 1,800 to 2,200 square feet including 400 square feet for a garage. Interior fencing is proposed consistent with fencing typically allowed in single-family residential zones. A perimeter fence is not proposed. Fencing is proposed along Kirby Road. The material of the fence is wood with brick columns. Subdivision signage is proposed to identify the proposed development. The sign is proposed consistent with signage typically allowed in residential zones. The sign will be placed within the fence and will not exceed thirty-two square feet in area as typically allowed in residential zones. Signage will be placed on each side of the drive. One sign location is typical allowed. The development is a single-family patio home development constructed consistent with densities allowed in single-family zones. Staff is supportive of the request. Staff feels the development offers a housing style different than is readily available in the nearby neighborhoods. To staffs knowledge there are no outstanding issues associated with the request. Staff does not feel the construction of five new single-family homes at this location will adversely impact the area. 5 FILE NO.: Z-8386 I. 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 agenda staff report. Staff recommends approval of the variance request from the Subdivision Ordinance to allow a 25-foot front building line adjacent to Kirby Road. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 16, 2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff stated the deferral request would require a waiver of the Commission's by-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for the waiver of the Commission's by-laws with regard to the late deferral request. The motion carried by a vote of 6 ayes, 0 noes and 5. absent. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: The applicant has submitted a revised drawing to staff reducing the number of lots to three with all lots fronting Kirby Road. Lot 1 is proposed with a lot width of 48.5 feet and a depth of 294.32 feet. The lot is proposed with an 8.06-foot side yard setback along the northern perimeter and a 6.43-foot side yard setback along the southern perimeter. Lot 2 is proposed with a 40-foot lot width and a lot depth of 289.21 feet. The lot is proposed with a six-foot side yard setback along the northern perimeter and a zero side yard setback along the southern perimeter. Lot 3 is proposed with a 49.29-foot lot width and a 294.0-foot lot depth. The lot is. proposed with a 7.10-foot northern side yard setback and a 8.07-foot side yard setback along the southern perimeter. The lots are proposed with a 30-foot front building line as required adjacent to a collector street. The lots will require a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio. The ordinance states no residential lot shall be more than three (3) times as deep as it is wide, except where lots abut a freeway, expressway, or occupied mainline railroad right-of-way, such lots shall have an overall depth of not less than one hundred seventy-five (175) feet in order to ensure proper separation of residences from adjacent thoroughfare or railroad line. The lots as proposed have a lot depth to width ratio in excess of 5:1. 0 FILE NO.: Z-8386 (Cont. Construction of the homes is proposed of brick with some siding. The roof pitch proposed is a maximum of 12/12. The homes will be single story with the option of a basement. The homes range in size from 1,800 to 2,200 square feet including 400 square feet for a garage. Interior fencing is proposed consistent with fencing typically allowed in single-family residential zones. The fencing material proposed is wood with brick columns. Accessory buildings are proposed as typically allowed per the R-2, Single-family zoning district including swimming pools and storage buildings. The request also includes the allowance of home occupations as typically allowed per the R-2, Single-family zoning district. Staff is supportive of the request. The applicant will be required to construct Y2 street improvements to Kirby Road with the final platting of the proposed lots. To staffs knowledge there are no other outstanding issues associated with the request. 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. Staff also recommends approval of the variance request from the Subdivision Ordinance to allow an increased lot depth to width ratio for the proposed lots. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the Subdivision Ordinance to allow an increased lot depth to width ratio for the proposed lots. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 7 October 30, 2008 ITEM NO.: L NAME: Tract 2 Asbury Acres Short -form PD-R LOCATION: Located in the 800 Block of Kirby Road DEVELOPER: Randy James 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 0.93 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 5 R-2, Single-family Single-family residential -M FILE NO.: Z-8386 FT. NEW STREET: 0 LF Patio home single-family subdivision VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow an increased lot depth to width ratio variance. A. PROPOSAL/REQUEST: The project consists of 0.93 acres, located on the east side of Kirby Road, just north of Kanis Road. The development is proposed as a residential subdivision containing five lots and one tract with an average lot size of 6,210 square feet. The residential lots are proposed with a five-foot side yard setback and 15-foot rear yard setback. The developer is requesting a 25-foot setback adjacent to Kirby Road. This is a variance from the Subdivision Ordinance, which typically requires the placement of a 30-foot building line adjacent to a collector street (Section 36-256(1)). The development will be accessed via a 45-foot access and utility easement extending from Kirby Road with the Tract containing a October 30, 2008 SUBDIVISION ITEM NO.: L (Cont. FILE NO.: Z-8386 turn -around for services and emergency vehicles. The development is proposed with a six-foot brick and wood fence located along Kirby Road. The homes are proposed as single story homes. Two building footprints are proposed. One footprint contains 1,800 square feet and the second 2,200 square feet. Both footprints include 400 square feet designated for garages. B. EXISTING CONDITIONS: Kirby Road is a narrow two-lane road with open ditches for drainage. The site is wooded and appears to be relatively flat. South of the site is a warehouse building and north of the site is Chenal Adult Daycare facility. East of the site is vacant property zoned PRD, which has expired, and was approved for a patio home single-family residential development. The area is predominately single-family with a few churches located north of the site. The area south of the site at the intersection with Kanis Road on the east side was recently approved for an office, commercial and mini -warehouse development and on the west side a convenience store was recently approved by the Courts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet, the Parkway Place Neighborhood Association and the Spring Valley Manor Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Kirby 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kirby Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from the centerline. 3. All driveways shall be concrete aprons per City ordinance. 4. Storm water detention will not apply to the proposed development since the site is less than one acre. 2 October 30, 2008 SUBDIVISION ITEM NO.: L (Cont. FILE NO.: Z-8386 5. Measures to control additional storm water drainage should be implemented to not cause damage onto adjacent property from the increased impervious surface. 6. 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). 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 8. 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. 9. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted - Center -Point Energ : 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 and fire hydrant will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 October 30, 2008 SUBDIVISION ITEM NO.: L (Cont. F 91 ISSUES/TECHNICAL/DESIGN: [aIaWOIs] WAF-ly-1391 Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Residential Development to allow five patio style single family homes. The application is within the recommended density of the Land Use Plan and is single family construction. The request does not require a change to the Land Use Plan. Master Street Plan: Kirby Road is shown as 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: A Class III bike route is shown along Kirby 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. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Plan. The Residential and Community Goal states: "Support a continuous progression of intensity from single-family and multi -family in newly developing areas, placing the multi -family as a buffer between single-family and non-residential uses." It also states: "Encourage large lot single family development in the area." Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008) Mr. Pat McGetrick was present. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. McGetrick provide details of the proposed signage. Staff also requested Mr. McGetrick provide details of the proposed construction materials and building elevations. Staff stated if trash collection was to take place along Kirby Road the site plan should include the location along with an easement. Public Works comments were addressed. Staff stated dedication of right of way 30 feet from centerline was required along Kirby Road. Staff also stated street improvements to Kirby Road were required per the Master Street Plan. Staff 0 October 30, 2008 SUBDIVISION ITEM NO.: L (Cont.) FILE NO.: Z-8386 stated the storm water detention ordinance would not apply to development of the site but requested the developer take measures to not cause damage to adjacent properties. Staff stated a grading permit was required prior to any site grading or tree clearing on the site. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. McGetrick provided staff with a revised site plan addressing most of the issues raised at the August 28, 2008, Subdivision Committee meeting. Mr. McGetrick has provided details of the proposed signage, construction materials and building elevations. The plan also indicates garbage collection will be provided at each individual lot and the property owners association will sign the required waiver to allow for collection on this private drive. The lots are proposed as 45-feet in width and 137.8 feet in depth for an average lot size of 6,201 square feet. The lots are indicated with a five-foot side yard setback and a fifteen -foot rear yard setback. The private drive is included within the front building setback. The homes will be constructed with a 47.5-foot front building line from the northern property line resulting in a 7.5 foot building line from the proposed private street. A private drive is proposed to serve the new homes extending from Kirby Road. The drive is proposed as 25-feet in width with a "hammerhead" turn -around located on the eastern most parcel identified as Tract A. The site plan states garbage collection will be provided at each unit. A waiver of damage claims will be provided to allow operation of City owned vehicles on private streets. Tract A contains an area identified as common open space. This common open space area contains 2,100 square feet or 19 percent of the total site area. Each of the individual lots contains 2,000 square feet of private one space or 32 percent of the total lot area. Open space requirements contained within the development standards of the PZD ordinance states a minimum of ten (10) to fifteen (15) percent of gross planned residential district (PRD) areas are to be designated as common usable open space. In addition, single-family, duplex, zero -lot -line and townhouse developments must have a minimum of five hundred (500) square feet of usable private open space per unit. The homes are proposed to be constructed of brick with some siding. The roof pitch proposed is a maximum of 12/12. The site plan indicates the homes will be single story with the option of a basement. The homes will range in size from 1,800 to 2,200 square feet including 400 square feet for a garage. Interior fencing is proposed consistent with fencing typically allowed in single-family residential zones. A perimeter fence is not proposed. Fencing is proposed along Kirby Road. The material of the fence is wood with brick columns. 5 October 30, 2008 SUBDIVISION ITEM NO.: L(Cont.)FILE NO.: Z-8386 Subdivision signage is proposed to identify the proposed development. The sign is proposed consistent with signage typically allowed in residential zones. The sign will be placed within the fence and will not exceed thirty-two square feet in area as typically allowed in residential zones. Signage will be placed on each side of the drive. One sign location is typical allowed. The development is a single-family patio home development constructed consistent with densities allowed in single-family zones. Staff is supportive of the request. Staff feels the development offers a housing style different than is readily available in the nearby neighborhoods. To staffs knowledge there are no outstanding issues associated with the request. Staff does not feel the construction of five new single-family homes at this location will adversely impact the area. 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 agenda staff report. Staff recommends approval of the variance request from the Subdivision Ordinance to allow a 25-foot front building line adjacent to Kirby Road. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 16, 2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff stated the deferral request would require a waiver of the Commission's by-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for the waiver of the Commission's by-laws with regard to the late deferral request. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: The applicant has submitted a revised drawing to staff reducing the number of lots to three with all lots fronting Kirby Road. Lot 1 is proposed with a lot width of 48.5 feet and a depth of 294.32 feet. The lot is proposed with an 8.06 foot side yard setback along N October 30, 2008 SUBDIVISION ITEM NO.: L (Cont. FILE NO.: Z-8386 the northern perimeter and a 6.43 foot side yard setback along the southern perimeter. Lot 2 is proposed with a 40 foot lot width and a lot depth of 289.21 feet. The lot is proposed with a six foot side yard setback along the northern perimeter and a zero side yard setback along the southern perimeter. Lot 3 is proposed with a 49.29 foot lot width and a 294.0 foot lot depth. The lot is proposed with a 7.10 foot northern side yard setback and a 8.07 foot side yard setback along the southern perimeter. The lots are proposed with a 30 foot front building line as required adjacent to a collector street. The lots will require a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio. The ordinance states no residential lot shall be more than three (3) times as deep as it is wide, except where lots abut a freeway, expressway, or occupied mainline railroad right-of-way, such lots shall have an overall depth of not less than one hundred seventy-five (175) feet in order to ensure proper separation of residences from adjacent thoroughfare or railroad line. The lots as proposed have a lot depth to width ratio in excess of 5:1. Construction of the homes is proposed of brick with some siding. The roof pitch proposed is a maximum of 12/12. The homes will be single story with the option of a basement. The homes range in size from 1,800 to 2,200 square feet including 400 square feet for a garage. Interior fencing is proposed consistent with fencing typically allowed in single-family residential zones. The fencing material proposed is wood with brick columns. Accessory buildings are proposed as typically allowed per the R-2, Single-family zoning district including swimming pools and storage buildings. The request also includes the allowance of home occupations as typically allowed per the R-2, Single-family zoning district. Staff is supportive of the request. The applicant will be required to construct Y2 street improvements to Kirby Road with the final platting of the proposed lots. To staffs knowledge there are no other outstanding issues associated with the request. 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. Staff also recommends approval of the variance request from the Subdivision Ordinance to allow an increased lot depth to width ratio for the proposed lots. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance 7 October 30, 2008 SUBDIVISION ITEM NO.. L (Cont.) FILE NO.. Z-8386 request from the Subdivision Ordinance to allow an increased lot depth to width ratio for the proposed lots. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. ITEM NO.: 9. Z-8386 NAME: Tract 2 Asbury Acres Short -form PD-R LOCATION: located in the 800 Block of Kirby Road Planninq 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 notices must be mailed no later than September 3, 2008. The Office of Planning and Development must receive the proof of notice no later than September 12, 2008. 2. Provide details of any proposed fencing including location, material and height. 3. Provide details of the proposed signage. Typically signage is not allowed on fences. 4. Provide the total sign area proposed. Single-family is typically allowed a sign area of 32 square feet. 5. Provide the proposed building material, roof pitch and elevations for the structures. 6. Will there be any outdoor decks or patios? If so provide the location of the proposed outdoor living areas. 7. Provide the total area of common usable open space. Provide the percentage of private open space per unit. 8. If trash collection is to be located along Kirby Road provide the location for the proposed garbage collection and an easement noted on the site plan for this activity. 9. It appears the eastern lot can be reduced to allow for additional setbacks along Kirby Road. The ordinance would typically require the placement of a 30-foot building line in this area. The plan can be adjusted to provide a 25-foot setback and possibly even more. Variance/Waivers: None requested. Public Works Conditions: 1. Kirby 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kirby Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from the centerline. 3. All driveways shall be concrete aprons per City ordinance. 4. Storm water detention will not apply to the proposed development since the site is less than one acre. 5. Measures to control additional storm water drainage should be implemented to not cause damage onto adjacent property from the increased impervious surface. 6. 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 Item # 9. Engineering at (501) 379-1805 (Travis Herbner). 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 8. 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. 9. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. 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 and fire hydrant will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Residential Development to allow five patio style single family homes. The application is within the recommended density of the Land Use Plan and is single family construction. The request does not require a change to the Land Use Plan. Master Street Plan: Kirby Road is shown as 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. Item # 9. Bicycle Plan: A Class III bike route is shown along Kirby 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. Nei hborhood Action Plan: This area is covered by the Rock Creek Neighborhood Plan. The Residential and Community Goal states: "Support a continuous progression of intensity from single-family and multi -family in newly developing areas, placing the multi- family as a buffer between single-family and non-residential uses." It also states: "Encourage large lot single family development in the area." 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, September 3, 2008. Item # 9.