HomeMy WebLinkAboutZ-8488 Staff AnalysisFILE NO.: Z-8488
NAME: Forest Valley Short -form PD-R
LOCATION: Located South of Forest Lane and East of South Katillus Road
DEVELOPER:
Taypac, LLC
100 Buckland Place
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA 4.8 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 24
R-2, Single-family
Single-family residential
-=
Single-family residential
FT. NEW STREET: 625 LF
VARIANCES/WAIVERS REQUESTED: A variance from the City's Land Alteration
Ordinance to allow grading of the future lots with the placement of the basic
infrastructure within the development.
A. PROPOSAL/REQUEST:
The project contains 4.8 acres and is located on Forest Lane between South
Katillus Road on the west and Taylor Loop Road on the east. The project falls
immediately south of Montagne Court and is currently zoned R-2, Single-family.
The developer is proposing to create a residential community with fifty foot wide
lots with an average lot size of 7,000 square feet. The development is proposed
with twenty-four residential lots and a density consistent with single-family
development per the City's Future Land Use Plan or five units per acre. The
developer will construct the project in a single phase.
FILE NO.: Z-8488 (Cont.)
The style of homes is proposed as traditional and soft Craftsman. The homes
will range from single story homes containing 2,000 square feet to 2,400 square
foot two story homes. The price range expected is from $250,000 to $275,000.
Each home will have four sided brick veneers with hardiplank siding accenting
some second story elevations.
The request includes a variance from the City's Land Alteration Ordinance to
allow grading of the entire development with the first phase. The advanced
grading will allow the developer to make the site balance and prevent hauling
material in and out of the site with the construction of each home.
B. EXISTING CONDITIONS:
The site contains a gravel road extending from Forest Lane to the south. The
site is heavily wooded with a slight elevation change falling to the south. The
area to the north is developed as a single-family Subdivision, Montagne Court. A
public elementary school is currently under construction to the northeast. West
of the site are single-family homes located on large lots or acreage. East of the
site is a church fronting on Taylor Loop Road.
Widening of Forest Lane is currently taking place as a part of the required street
improvements for the new public school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet, all residents, who
could be identified, located within 300 feet of the site, the Montagne Court
Property Owners Association, the Tulley Cove Neighborhood Association, the
Westchester Heatherbrae Property Owners Association and the Coalition of
West Little Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Forest Lane
with the planned development. The new back of curb should be located
26 feet from the existing back of curb on the north side of Forest Lane.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to Forest Valley Lane
with the planned development. Per the Master Street Plan, parking is
restricted to one side of the street on 24 foot wide streets. Show on the
current plan and later on the final plat and in the bill of assurance the
location of the street parking areas.
P"
FILE NO.: Z-8488 (Cont.
3. 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).
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
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 the lots with construction of the
streets. Provide the reason for the advance grading request.
5. The Stormwater Detention Ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. Provide a trash collection easement on the final plat for Lots 12 and 13.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code of
Ordinances. 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.
10. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
11. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Per
Section 29-102 an evaluation should be conducted on the basis of existing
downstream development and any analysis of stormwater runoff with and
without the proposed development. If the proposed development will cause
or increase downstream flooding conditions, provisions to minimize such
flooding conditions should be included in the design of the storm
management improvements. Such provisions may include downstream
improvements and/or detention of stormwater runoff and its regulated
discharge to the downstream storm drainage system.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Reimbursement fees required for this project. Contact Little Rock Wastewater
Utility for additional information.
Entergy: Approved as submitted.
Center -Point Energy: No comment received.
AT & T: No comment received.
3
FILE NO.: Z-8488 Cont.)
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. 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 plans by the Arkansas Department
of Health Engineering Division and the City of 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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment
CATA: The site is not located on a dedicated CATA Bus Route. The site is
located near CATA Bus Route #25 — the Highway 10 Express Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning for a Planned Development Residential.
The request does not require a change to the Land Use Plan.
Master Street Plan: South Katillus Road and Forest Lane are both shown as
Local Streets. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
"Commercial Streets". These streets have a design standard the same as a
Collector. These streets 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 in the immediate vicinity.
Neighborhood Action Plan: This area is not covered by a Neighborhood Action
Plan.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the PD-R request stating there were a
few outstanding technical issues in need of addressing. Staff questioned if
10
FILE NO.: Z-8488 (Cont.)
accessory structures and interior fencing would be allowed. Staff suggested a
note on the site plan be included stating these items would be allowed per the
R-2, Single-family zoning district. Staff also stated a minimum of ten to fifteen
percent of the site should be held in common and private open space. Mr. White
stated the lots would contain the private open space but no common open space
was proposed within the development.
Public Works comments were addressed. Staff stated the request included a
variance from the City's Land Alteration Ordinance to allow grading of the entire
site with the placement of the streets and infrastructure. Staff requested
Mr. White provide a written justification for the request. Mr. White stated in
summary the request was necessary to balance the site and to bring the building
pads up to a grade with the initial clearing and limit the need for fill on an
individual lot basis. Staff stated the stormwater detention ordinance would apply
to the development. Staff also stated streetlights were required at the time of
final platting.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional 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 the issues raised
at the August 13, 2009, Subdivision Committee meeting. Accessory structures
will be allowed per the R-2, Single-family zoning district if the design matches the
materials and architecture elements as the main structure. Swimming pools will
also be allowed as typically allowed in the R-2, Single-family zoning district.
Fencing will be allowed per the R-2, Single-family zoning district. The request
includes a variance from the City's Land Alteration Ordinance to allow grading of
the entire development with the installation of the basic infrastructure of the
subdivision. According to the response letter provided from the Subdivision
Committee comments, the applicant has indicated the advanced grading is
necessary to prevent hauling materials in and out with the construction of each
home.
The project contains 4.8 acres and is proposed with twenty-four (24) single-family
lots. The lots are proposed as fifty (50) foot wide lots with an average lot size of
7,000 square feet. The developer will construct the project in a single phase.
The maximum buildable area proposed is 3,500 square feet. The plat indicates
the placement of a fifteen foot front yard setback, five foot side yard setbacks and
a twenty-five foot rear yard setback. The homes will range from single story
homes containing 2,000 square feet to 2,400 square foot two story homes. The
price range expected is from $250,000 to $275,000. Each home will have
5
FILE NO.: Z-8488 Cont.
four sided brick veneers with hardiplank siding accenting some second story
elevations. The style of homes is proposed as traditional and soft Craftsman.
A single subdivision identification sign is proposed. The sign is indicated
consistent with signage allowed per the zoning ordinance or a maximum of
six feet in height and thirty-two square feet in area.
The site plan indicates parking will be restricted to the east side of the street only.
A note will be included on the Final Plat for the subdivision and the limited
parking will be addressed in the bill of assurance for the subdivision at the time of
final platting.
Staff is supportive of the request and the requested variance for the advanced
grading. To staff's knowledge there are no outstanding technical issues
associated with the request. The site is proposed with single-family homes at a
density allowed per the City's Future Land Use Plan.
STAFF 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.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the entire development with the installation of the
basic infrastructure for the subdivision.
PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009)
The applicant was present. There were no registered objectors present. Staff stated
the developer had agreed to place fencing up prior to beginning construction of the
subdivision and the construction of the homes to keep construction traffic off the private
driveway located south of the development. Staff presented the item with a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs ❑, E and F of the agenda staff report. Staff
presented a recommendation of approval of the variance request from the Land
Alteration Ordinance to allow grading of the entire development with the installation of
the basic infrastructure for the subdivision.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
101
12. Z-8488
NAME: Forest Valley Short -form PD-R
LOCATION: located South of Forest Lane and East of South Katillus Road
Planning Staff Comments:
1. Provide notification of all property owners located within 200-feet of the site,
complete with the certified abstract list, notice form with affidavit executed and proof
of mailing. The notice must be mailed no later than August 19, 2009. The Office of
Planning and Development must receive the proof of notice no later than August 28,
2009.
2. Are accessory structures allowed, including outbuildings and swimming pools as a
part of the Bill of Assurance. If these are desired include a note on the proposed site
plan to allow accessory structures per the R-2, Single-family zoning district.
3. Provide the proposed square footages of the homes. Provide the proposed
construction materials. Provide the maximum building height and the number of
stories of the proposed structures.
4. Include the maximum buildable area for each lot on the site plan.
5. Provide the minimum square footage proposed for the single-family detached
homes.
6. Are interior fences proposed with the new construction or by the future
homeowners? Include a note on the site plan including the total height and
construction material to allow fencing to occur.
7. Will there be a subdivision identification sign located at the entrance to the proposed
subdivision? Provide the location along with the total height and area. Single-family
is typically allowed a maximum sign area of thirty-two square feet and a maximum
sign height of six feet.
8. The site plan indicates advanced grading of the site but also indicates the
development is proposed in a single phase. Is the request to allow grading of the
individual lots prior to the issuance of a building permit?
9. A minimum of ten to fifteen percent of the gross planned residential district area shall
be designated as common usable open space and single-family, duplex, zero -lot -line
and townhouse development shall have a minimum of five hundred square feet of
usable private open space per unit. Indicate the total common usable open space
and the total usable private open space provided within the development.
Variance/Waivers:
A variance from the Land Alteration Ordinance to allow advanced grading of the entire
site with the development of Phase I.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street
Item # 12.
Plan. Construct one-half street improvement to Forest Lane with the planned
development. The new back of curb should be located 26 feet from the existing
back of curb on the north side of Forest Lane.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvement to Forest Valley Lane with the planned
development. Per the Master Street Plan, parking is restricted to one side of the
street on 24 foot wide streets. Show on the current plan and later on the final plat
and bill assurance the location of the street parking areas.
3. 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).
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 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
the lots with construction of the streets. Provide the reason for the advance grading
request.
5. The Stormwater Detention Ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
6. Provide a trash collection easement on the final plat for Lots 12 and 13.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
8. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code of Ordinances.
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.
10. Vegetation must be established on disturbed area within 21 days of completion of
harvest activities.
11. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Per Sec. 29-
102 an evaluation should be conducted on the basis of existing downstream
development and any analysis of stormwater runoff with and without the proposed
development. If the proposed development will cause or increase downstream
flooding conditions, provisions to minimize such flooding conditions should be
included in the design of the storm management improvements. Such provisions
may include downstream improvements and/or detention of stormwater runoff and
its regulated discharge to the downstream storm drainage system.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project.
Reimbursement fees required for this project. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Approved as submitted.
Center -Point Energy: No comment received.
Item # 12.
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. 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 plans by the Arkansas Department of Health Engineering Division
and the City of 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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department
for additional information.
County Planning: No comment
CATA: The site is not located on a dedicated CATA Bus Route. The site is located
near CATA Bus Route #25 — the Highway 10 Express Route.
Planning Division: This request is located in the Chenal Planning District. The Land
Use Plan shows Residential Low Density for this property. The applicant has applied
for a rezoning for a Planned Development Residential.
The request does not require a change to the Land Use Plan.
Master Street Plan: South Katillus Road and Forest Lane are both shown as Local
Streets. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets which are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as "Commercial Streets". These streets
have a design standard the same as a Collector. These streets 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 in the immediate vicinity.
Nei hborhood Action Plan: This area is not covered by a Neighborhood Action Plan.
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, August 19, 2009.
Item # 12.
September 3, 2009
ITEM NO.: 12 FILE NO.: Z-8488
NAME: Forest Valley Short -form PD-R
LOCATION: Located South of Forest Lane and East of South Katillus Road
DEVELOPER:
Taypac, LLC
100 Buckland Place
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.8 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING
NUMBER OF LOTS: 24
R-2, Single-family
Single-family residential
-m -
PROPOSED USE: Single-family residential
FT. NEW STREET: 625 LF
VARIANCESAVAIVERS REQUESTED: A variance from the City's Land Alteration
Ordinance to allow grading of the future lots with the placement of the basic
infrastructure within the development.
A. PROPOSAL/REQUEST:
The project contains 4.8 acres and is located on Forest Lane between South
Katillus Road on the west and Taylor Loop Road on the east. The project falls
immediately south of Montagne Court and is currently zoned R-2, Single-family.
The developer is proposing to create a residential community with fifty foot wide
lots with an average lot size of 7,000 square feet. The development is proposed
with twenty-four residential lots and a density consistent with single-family
development per the City's Future Land Use Plan or five units per acre. The
developer will construct the project in a single phase.
September 3, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8488
The style of homes is proposed as traditional and soft Craftsman. The homes
will range from single story homes containing 2,000 square feet to 2,400 square
foot two story homes. The price range expected is from $250,000 to $275,000.
Each home will have four sided brick veneers with hardiplank siding accenting
some second story elevations.
The request includes a variance from the City's Land Alteration Ordinance to
allow grading of the entire development with the first phase. The advanced
grading will allow the developer to make the site balance and prevent hauling
material in and out of the site with the construction of each home.
B. EXISTING CONDITIONS:
The site contains a gravel road extending from Forest Lane to the south. The
site is heavily wooded with a slight elevation change falling to the south. The
area to the north is developed as a single-family Subdivision, Montagne Court. A
public elementary school is currently under construction to the northeast. West
of the site are single-family homes located on large lots or acreage. East of the
site is a church fronting on Taylor Loop Road.
Widening of Forest Lane is currently taking place as a part of the required street
improvements for the new public school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet, all residents, who
could be identified, located within 300 feet of the site, the Montagne Court
Property Owners Association, the Tulley Cove Neighborhood Association, the
Westchester Heatherbrae Property Owners Association and the Coalition of
West Little Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Forest Lane
with the planned development. The new back of curb should be located
26 feet from the existing back of curb on the north side of Forest Lane.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to Forest Valley Lane
with the planned development. Per the Master Street Plan, parking is
2
September 3, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8488
restricted to one side of the street on 24 foot wide streets. Show on the
current plan and later on the final plat and in the bill of assurance the
location of the street parking areas.
3. 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).
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
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 the lots with construction of the
streets. Provide the reason for the advance grading request.
5. The Stormwater Detention Ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. Provide a trash collection easement on the final plat for Lots 12 and 13.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code of
Ordinances. 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.
10. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
11. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Per
Section 29-102 an evaluation should be conducted on the basis of existing
downstream development and any analysis of stormwater runoff with and
without the proposed development. If the proposed development will cause
or increase downstream flooding conditions, provisions to minimize such
flooding conditions should be included in the design of the storm
management improvements. Such provisions may include downstream
improvements and/or detention of stormwater runoff and its regulated
discharge to the downstream storm drainage system.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Reimbursement fees required for this project. Contact Little Rock Wastewater
3
September 3, 2009
SUBDIVISION
ITEM NO.: 12 Cont. FILE NO.: Z-8488
Utility for additional information.
Enter : Approved as submitted.
Center -Point Energy: No comment received.
AT & T:JNo comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. 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 plans by the Arkansas Department
of Health Engineering Division and the City of 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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment
CATA: The site is not located on a dedicated CATA Bus Route. The site is
located near CATA Bus Route #25 — the Highway 10 Express Route.
F. ISSUES/TECHNICAL/DESIGN
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning for a Planned Development Residential.
The request does not require a change to the Land Use Plan.
Master Street Plan: South Katillus Road and Forest Lane are both shown as
Local Streets. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
"Commercial Streets". These streets have a design standard the same as a
Collector. These streets 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 in the immediate vicinity
IT
September 3, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
G
FILE NO.: Z-8488
Neighborhood Action Plan: This area is not covered by a Neighborhood Action
Plan.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(August 13, 2009)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the PD-R request stating there were a
few outstanding technical issues in need of addressing. Staff questioned if
accessory structures and interior fencing would be allowed. Staff suggested a
note on the site plan be included stating these items would be allowed per the
R-2, Single-family zoning district. Staff also stated a minimum of ten to fifteen
percent of the site should be held in common and private open space. Mr. White
stated the lots would contain the private open space but no common open space
was proposed within the development.
Public Works comments were addressed. Staff stated the request included a
variance from the City's Land Alteration Ordinance to allow grading of the entire
site with the placement of the streets and infrastructure. Staff requested
Mr. White provide a written justification for the request. Mr. White stated in
summary the request was necessary to balance the site and to bring the building
pads up to a grade with the initial clearing and limit the need for fill on an
individual lot basis. Staff stated the stormwater detention ordinance would apply
to the development. Staff also stated streetlights were required at the time of
final platting.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional 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 the issues raised
at the August 13, 2009, Subdivision Committee meeting. Accessory structures
will be allowed per the R-2, Single-family zoning district if the design matches the
materials and architecture elements as the main structure. Swimming pools will
also be allowed as typically allowed in the R-2, Single-family zoning district.
Fencing will be allowed per the R-2, Single-family zoning district. The request
includes a variance from the City's Land Alteration Ordinance to allow grading of
the entire development with the installation of the basic infrastructure of the
subdivision. According to the response letter provided from the Subdivision
Committee comments, the applicant has indicated the advanced grading is
5
September 3, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z
necessary to prevent hauling materials in and out with the construction of each
home.
The project contains 4.8 acres and is proposed with twenty-four (24) single-family
lots. The lots are proposed as fifty (50) foot wide lots with an average lot size of
7,000 square feet. The developer will construct the project in a single phase.
The maximum buildable area proposed is 3,500 square feet. The plat indicates
the placement of a fifteen foot front yard setback, five foot side yard setbacks and
a twenty-five foot rear yard setback. The homes will range from single story
homes containing 2,000 square feet to 2,400 square foot two story homes. The
price range expected is from $250,000 to $275,000. Each home will have
four sided brick veneers with hardiplank siding accenting some second story
elevations. The style of homes is proposed as traditional and soft Craftsman.
A single subdivision identification sign is proposed. The sign is indicated
consistent with signage allowed per the zoning ordinance or a maximum of
six feet in height and thirty-two square feet in area.
The site plan indicates parking will be restricted to the east side of the street only.
A note will be included on the Final Plat for the subdivision and the limited
parking will be addressed in the bill of assurance for the subdivision at the time of
final platting.
Staff is supportive of the request and the requested variance for the advanced
grading. To staff's knowledge there are no outstanding technical issues
associated with the request. The site is proposed with single-family homes at a
density allowed per the City's Future Land Use Plan.
STAFF 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.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the entire development with the installation of the
basic infrastructure for the subdivision.
PLANNING COMMISSION ACTION:
(SEPTEMBER 3, 2009)
The applicant was present. There were no registered objectors present. Staff stated
the developer had agreed to place fencing up prior to beginning construction of the
September 3, 2009
SI IRni\/ISInN
ITEM NO.: 12 Cont. FILE NO.: Z-8488
subdivision and the construction of the homes to keep construction traffic off the private
driveway located south of the development. 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 Land
Alteration Ordinance to allow grading of the entire development with the installation of
the basic infrastructure for the subdivision.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
7