Loading...
HomeMy WebLinkAboutZ-8489 Staff AnalysisFILE NO.: Z-8489 NAME: The Gardens of Valley Falls Short -form PD-R LOCATION: Located on the Southwest corner of Taylor Loop Road and LaMarche Drive DEVELOPER: HBH Builders, Inc. 68 Montagne Court Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 13.565 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 64 R-2, Single-family Single-family PD-R FT. NEW STREET: 2,450 LF PROPOSED USE: Single-family — Attached and Detached VARIANCESIWAIVERS 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 property contains 13.56 acres and is located near the southwest corner of Taylor Loop Road West where the future connection will be made with LaMarche Drive. The property is currently zoned R-2, single-family and is proposed for a rezoning to PD-R. The developer wishes to create a residential community of attached and detached single-family homes. The outer ring of the neighborhood will consist of fifty foot wide lots developed with Single Family Court Homes. The inner core will consist of thirty-two foot wide attached townhouses that have access to a common eighteen foot private drive on the rear. FILE NO.: Z-8489 (Cont. The developer has indicated a right of way 60 feet from the eastern property line will be dedicated to the City for construction of the LaMarche Drive extension. The developer wishes to construct the full width of pavement for the north 677 feet of the 1,000 feet of frontage in -lieu of constructing one-half street improvements for the entire frontage. The developer is proposing the development in one phase; however final platting of the lots will occur in various phases depending on the real estate market. 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 is located along the northern boundary of Valley Falls Estates and south of the Maumelle Assembly of God Church. The property has an intersecting corner with Taylor Loop Road. The site is wooded with a drive from Taylor Loop Road accessing an existing home. The property is bordered on the east by single-family homes located on acreage and accessed from Carter Lane. 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 of the site, 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 the street conforming to the Master Street Plan. Construct street improvement to the streets within the subdivision with the planned development. Due to the width of the street being 24 feet parking is restricted to one side of the street. Show on the plat now and later on the final plat and within the bill of assurance the location of allowed parking areas. 2. Show the phase lines on the plan. 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). 2 FILE NO.: Z-8489 (Cont. 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. Advanced grading variance is being requested for the entire development with construction of Phase 1. Show Phase 1 on the plan. Provide reason for the advanced grading variance request. 5. Stormwater detention ordinance applies to this property. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to LaMarche Drive including 5-foot sidewalks with the planned development. Improvements should be made to the intersection of LaMarche Drive and Taylor Loop Road. Approximately 265 feet of additional half street improvements are required to be installed. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. 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. 11. Provide a garbage pickup easement for Lot 39 and Lot 35. 12. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 13. The median on Garden Valley Loop should be shortened by 20 feet towards the west away from LaMarche Drive due to sight distance conflicts. 14. No residential waste collection service will be provided in the private alley unless the property owners association provides a waiver of damage claims for operations on private property. Garbage collection will occur on one side of the alley. 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 for details. Entergy: Approved as submitted. 3 FILE NO.: Z-8489 Cont. 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. 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 Central Arkansas Water, the Arkansas Department of Health Engineering Division and 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: Section D107.1 of the 2006 International Fire Code states developments of one and two family dwellings where the number of dwellings units exceeds 30 must provide a separate and approved fire apparatus access road and must meet the minimum specifications for construction including a minimum pavement width of 26-feet where a fire hydrant is located on the fire apparatus road. 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: Taylor Loop Road and La Marche Drive are both shown as Collectors. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 2 FILE NO.: Z-8489(Cont-) G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item stating there were a number of outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff questioned if accessory structures and interior fencing would be allowed. Staff suggested a note be included on the site plan stating fencing and accessory structures 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 additional street construction was required to meet the half street ordinance requirements. Staff stated approximately 265 feet of additional half street improvements was required since the property owner owned both sides of the street along the southern boundary. Staff also requested the intersection of Taylor Loop Road and LaMarche Drive be constructed as a round -about. Mr. White stated this was not feasible. He stated the developer did not own or control the entirety of the property necessary to construct the round -about. Mr. White stated he would meet with staff to address this item prior to the Commission meeting. 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 provided a revised site plan to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. The revised plan indicates no storage buildings will be allowed but swimming pools will be allowed within the development. Fencing will be allowed per the R-2, Single-family zoning district. The revised plan indicates the placement of an emergency access entrance in the northern portion of the subdivision between Lots 39 and 40. 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 5 FILE NO.: Z-8489 (Cont. 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 development is proposed with attached and detached one or two story single-family homes. The attached homes are proposed containing 1,400 to 1,600 square feet and the detached homes will range from 1,500 to 2,100 square feet. The design of the homes will be traditional and soft craftsman homes. The homes are proposed with brick facades and pre -cast concrete accenting architectural elements. The maximum building height will not exceed the maximum building height allowed in the R-2, Single-family zoning district. A single subdivision identification sign is proposed. The sign is indicated consistent with signage allowed per the zoning ordinance or a maximum of six (6) feet in height and thirty-two (32) square feet in area. The site plan indicates parking will be restricted to one side of the street. Parking will not be allowed on the eighteen foot (18') private driveway in the rear of the attached homes. 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. The outer ring of the neighborhood will consist of fifty (50) foot wide lots developed with Single Family Court Homes. There are forty-four (44) residential lots proposed in this area. The inner core will consist of thirty-two (32) foot wide attached townhouses that have access to a common eighteen (18) foot private drive on the rear. There are twenty (20) homes proposed in this area. The developer is proposing the development in one phase; however final platting of the lots will occur in various phases depending on the market and demand. The detached homes are proposed with a twenty (20) foot front building line with a twenty -foot (20) rear yard setback and five (5) foot side yard setbacks. The attached homes are proposed with fifteen (15) foot setbacks adjacent to the streets, three (3) foot setbacks along the common lot lines and the rear yard is indicated with a thirty (30) foot access and utility easement with the building setback located fifteen (15) feet from the property line. The developer has indicated a right of way 60 feet from the eastern property line will be dedicated to the City for construction of the LaMarche Drive extension. The full width of pavement for the north 677 feet will be constructed in -lieu of constructing one-half street improvements for the 1,330 feet of frontage. The developer has indicated rough grading will be provided within the area not constructed along the southern portion of the site. The intersection of Taylor Loop Road and LaMarche Drive extension will be designed to allow LaMarche t: FILE NO.: Z-8489 (Cont. Drive to intersect with a stop sign and Taylor Loop Road to continue to be the through movement. The developer has provided a cost estimate for the typically required one-half street construction and the proposed partial full street and intersection construction costs. The construction cost for the proposed improvements are greater than the typically required half street improvement costs. 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 supports the request to do the partial, full -street and intersection improvements as proposed by the applicant. 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 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 September 3, 2009 M NO.: 13 FILE NO.: Z-8480 NAME: The Gardens of Valley Falls Short -form PD-R LOCATION: Located on the Southwest corner of Taylor Loop Road and LaMarche Drive DEVELOPER: HBH Builders, Inc. 68 Montagne Court Little Rock, AR 72223 FNC;INFFR, White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 13.565 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 64 R-2, Single-family Single-family PD-R FT. NEW STREET: 2,450 LF PROPOSED USE: Single-family —Attached and Detached VARIANCESIWAIVERS 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 property contains 13.56 acres and is located near the southwest corner of Taylor Loop Road West where the future connection will be made with LaMarche Drive. The property is currently zoned R-2, single-family and is proposed for a rezoning to PD-R. The developer wishes to create a residential community of attached and detached single-family homes. The outer ring of the neighborhood will consist of fifty foot wide lots developed with Single Family Court Homes. The inner core will consist of thirty-two foot wide attached townhouses that have access to a common eighteen foot private drive on the rear. September 3, 2009 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8489 .13 The developer has indicated a right of way 60 feet from the eastern property line will be dedicated to the City for construction of the LaMarche Drive extension. The developer wishes to construct the full width of pavement for the north 677 feet of the 1,000 feet of frontage in -lieu of constructing one-half street improvements for the entire frontage. The developer is proposing the development in one phase; however final platting of the lots will occur in various phases depending on the real estate market. 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. EXISTING CONDITIONS: The site is located along the northern boundary of Valley Falls Estates and south of the Maumelle Assembly of God Church. The property has an intersecting corner with Taylor Loop Road. The site is wooded with a drive from Taylor Loop Road accessing an existing home. The property is bordered on the east by single-family homes located on acreage and accessed from Carter Lane. 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 of the site, 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 the street conforming to the Master Street Plan. Construct street improvement to the streets within the subdivision with the planned development. Due to the width of the street being 24 feet parking is restricted to one side of the street. Show on the plat now and later on the final plat -and within the bill of assurance the location of allowed parking areas. 2. Show the phase lines on the plan. 2 September 3, 2009 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z-8489 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. Advanced grading variance is being requested for the entire development with construction of Phase 1. Show Phase 1 on the plan. Provide reason for the advanced grading variance request. 5. Stormwater detention ordinance applies to this property. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to LaMarche Drive including 5-foot sidewalks with the planned development. Improvements should be made to the intersection of LaMarche Drive and Taylor Loop Road. Approximately 265 feet of additional half street improvements are required to be installed. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. 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. 11. Provide a garbage pickup easement for Lot 39 and Lot 35. 12. Vegetation must be established on, disturbed area within 21 days of completion of harvest activities. 13. The median on Garden Valley Loop should be shortened by 20 feet towards the west away from LaMarche Drive due to sight distance conflicts. 14. No residential waste collection service will be provided in the private alley unless the property owners association provides a waiver of damage claims for operations on private property. Garbage collection will occur on one side of the alley. 3 September 3, 2009 SUBDIVISION NO.: 13 [Cont.] _ FILE NO.: Z-8489 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 for details. Entergy: Approved as submitted. Center -Point Ener : 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. 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 Central Arkansas Water, the Arkansas Department of Health Engineering Division and 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: Section D107.1 of the 2006 International Fire Code states developments of one and two family dwellings where the number of dwellings units exceeds 30 must provide a separate and approved fire apparatus access road and must meet the minimum specifications for construction including a minimum pavement width of 26-feet where a fire hydrant is located on the fire apparatus road. 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_ M September 3, 2009 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-8489 Master Street Plan: Taylor Loop Road and La Marche Drive are both shown as Collectors. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 the item stating there were a number of outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff questioned if accessory structures and interior fencing would be allowed. Staff suggested a note be included on the site plan stating fencing and accessory structures 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 additional street construction was required to meet the half street ordinance requirements. Staff stated approximately 265 feet of additional half street improvements was required since the property owner owned both sides of the street along the southern boundary. Staff also requested the intersection of Taylor Loop Road and LaMarche Drive be constructed as a round -about. Mr. White stated this was not feasible. He stated the developer did not own or control the entirety of the property necessary to construct the round -about. Mr. White stated he would meet with staff to address this item prior to the Commission meeting. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 5 September 3, 2009 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8489 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 provided a revised site plan to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. The revised plan indicates no storage buildings will be allowed but swimming pools will be allowed within the development. Fencing will be allowed per the R-2, Single-family zoning district. The revised plan indicates the placement of an emergency access entrance in the northern portion of the subdivision between Lots 39 and 40. 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 development is proposed with attached and detached one or two story single-family homes. The attached homes are proposed containing 1,400 to 1,600 square feet and the detached homes will range from 1,500 to 2,100 square feet. The design of the homes will be traditional and soft craftsman homes. The homes are proposed with brick facades and pre -cast concrete accenting architectural elements. The maximum building height will not exceed the maximum building height allowed in the R-2, Single-family zoning district. A single subdivision identification sign is proposed. The sign is indicated consistent with signage allowed per the zoning ordinance or a maximum of six (6) feet in height and thirty-two (32) square feet in area. The site plan indicates parking will be restricted to one side of the street. Parking will not be allowed on the eighteen foot (18') private driveway in the rear of the attached homes. 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. The outer ring of the neighborhood will consist of fifty (50) foot wide lots developed with Single Family Court Homes. .There are forty-four (44) residential lots proposed in this area. The inner core will consist of thirty-two (32) foot wide attached townhouses that have access to a common eighteen (18) foot private drive on the rear. There are twenty (20) homes proposed in this area. The 0 September 3, 2009 SUBDIVISION ITEM NO.: 13 Cont.) FILE NO.: Z-8489 developer is proposing the development in one phase; however final platting of the lots will occur in various phases depending on the market and demand. The detached homes are proposed with a twenty (20) foot front building line with a twenty -foot (20) rear yard setback and five (5) foot side yard setbacks. The attached homes are proposed with fifteen (15) foot setbacks adjacent to the il streets, three (3) foot setbacks along the common lot lines and the rear yard is indicated with a thirty (30) foot access and utility easement with the building setback located fifteen (15) feet from the property line. The developer has indicated a right of way 60 feet from the eastern property line will be dedicated to the City for construction of the LaMarche Drive extension. The full width of pavement for the north 677 feet will be constructed in -lieu of constructing one-half street improvements for the 1,330 feet of frontage. The developer has indicated rough grading will be provided within the area not constructed along the southern portion of the site. The intersection of Taylor Loop Road and LaMarche Drive extension will be designed to allow LaMarche Drive to intersect with a stop sign and Taylor Loop Road to continue to be the through movement. The developer has provided a cost estimate for the typically required one-half street construction and the proposed partial full street and intersection construction costs. The construction cost for the proposed improvements are greater than the typically required half street improvement costs. 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 supports the request to do the partial, full -street and intersection improvements as proposed by the applicant. 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. 7 September 3, 2009 SUBDIVISION ITEM NO_: 13 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-8489 (SEPTEMBER 3, 2009) 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 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. 0 ITEM NO.: 13, Z-8489 NAME: The Gardens of Valley Falls Short -form PD-R LOCATION: located on the Southwest corner of Taylor Loop Road and LaMarche Drive Plannina 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. The site plan indicates the placement of a subdivision identification sign maximum allowed by ordinance. Single-family is typically allowed a maximum sign area of thirty-two square feet and a maximum sign height of six feet. 8. 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. 9. The site plan indicates the development is proposed as market driven but the advanced grading request indicates grading of the entire site with the development of Phase I. What infrastructure will be installed within the first phase? Provide the proposed phasing plan for the lots. Variance/Waivers: 1. A variance to allow grading of the entire development with the issuance of a grading permit for Phase I. 2. A variance to allow a 50 foot Radius Curve on Centerline for the proposed street. Public Works Conditions: Item # 13. 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to the streets within the subdivision with the planned development. Due to the length of the hammerhead, it should be redesigned into a cul-de-sac. Due to the width of the street being 24 feet parking is restricted to one side of the street. Show on the plat now and later on the final plat and within the bill of assurance the location of allowed parking areas. 2. Show the phase lines on the plan. 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. Advanced grading variance is being requested for the entire development with construction of Phase 1. Show Phase 1 on the plan. Provide reason for the advanced grading variance request. 5. Stormwater detention ordinance applies to this property. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to LaMarche Drive including 5-foot sidewalks with the planned development. Improvements should be made to the intersection of LaMarche Drive and Taylor Loop Drive converting it to a round -a -bout intersection. Approximately 265 feet of additional half street improvements are required to be installed. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. 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. 11. Provide a garbage pickup easement for Lot 39 and Lot 35. 12. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 13.The median on Garden Valley Loop should be shortened by 20 feet towards the west away from LaMarche Drive due to sight distance conflicts. 14. No residential waste collection service will be provided in the private alley unless the property owners association provides a waiver of damage claims for operations on private property. Garbage collection will occur on one side of the alley. 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 for details. Entergy: Approved as submitted. Item # 13. 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. 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 Central Arkansas Water, the Arkansas Department of Health Engineering Division and 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: Section D107.1 of the 2006 International Fire Code states developments of one and two family dwellings where the number of dwellings units exceeds 30 must provide a separate and approved fire apparatus access road and must meet the minimum specifications for construction including a minimum pavement width of 26-feet where a fire hydrant is located on the fire apparatus road. 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: Taylor Loop and La Marche Drive are both shown as Collectors. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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. 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 # 13.