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HomeMy WebLinkAboutZ-8489-A Staff AnalysisFILE NO.: Z-8489-A NAME: The Gardens at Valley Falls Revised PD-R LOCATION_: Located on the Southwest corner of LaMarche Drive and Taylor Loop Road 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 NUMBER OF LOTS: 64 FT. NEW STREET: 2,450 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family —Attached and Detached PROPOSED ZONING: Revised PD-R PROPOSED USE: Reduced the front building line to 15-feet for four (4) lots BACKGROUND: Ordinance No. 20,165 adopted by the Little Rock Board of Directors on October 6, 2009, rezoned a 13.56 acre tract from R-2, Single-family to PD-R. The approval allowed the development with attached and detached single-family homes. The outer ring of the neighborhood was to consist of forty-four (44) fifty (50) foot wide lots developed with single family court homes. The inner core consisted of twenty (20) thirty-two (32) foot wide attached townhouses with access to a common eighteen (18) foot private drive on the rear. The perimeter homes were set with a 20-foot front building line. The interior homes were set with a 15-foot front building line. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the PD-R to allow the front building line for four (4) of the perimeter lots to be reduced from 20 feet to 15 feet. Lots FILE NO.: Z-8489-A Cont. 31-34 Block 1 are located at the northwest corner of the project and were approved with a 20-foot front building line. According to the applicant after grading of the site was completed, it was realized the additional depth for these lots was necessary and would in turn create larger back yards for future residents. The reduction to 15 feet will align with the interior lot homes located to the south. Since the property is not currently located within a platted subdivision there is not a bill of assurance for this site. The bill of assurance for the new subdivision will permit the development standards as proposed. B. EXISTING CONDITIONS: Site work has begun for the subdivision and the roadbed for LaMarche Drive is currently being installed. Site work for an adjacent single-family subdivision is also underway for a subdivision located on Forest Lane. Across Forest Lane a new elementary school is currently under construction. The southern boundary of the development is the northern boundary of Valley Falls Estates. To the north is the Maumelle Assembly of God Church. East of the site are single-family homes located on acreage accessed from Carter Lane. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. 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 2 FILE NO.: Z-8489-A (Cont.) 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: Place fire hydrants per code. The secondary access must maintain a minimum paving width of 20-feet. 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. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN- Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. _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 to revise a previously approved PRD for Lots 31-34 to allow the front building line to be decreased from 20-feet to 15-feet. The request does not change the density of the development. This is not a usage type issue, however each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Action 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. 3 NO.: Z-8489-A (Cont.) Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating site development had begun on the subdivision and LaMarche Drive was under construction. Staff stated the current request was to allow four (4) of the lots to have a 15-foot front yard setback as opposed to the previously approved 20-foot setback. Staff stated they had concerns with allowing the setback as proposed. Staff stated the streets within the subdivision had been narrowed to a 24-foot pavement width and parking was restricted within the subdivision on the streets which had been narrowed. Staff stated with the setback as proposed the automobiles did not have sufficient area to park between the residence and the right of way resulting in the vehicles parking in the right of way. Mr. Daters stated he would work with staff to address their concerns. Staff noted there were no additional comments from the other reviewing agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS. There were no issues raised at the July 22, 2010, Subdivision Committee meeting raised in need of addressing related to a revised site plan. The request is to amend the current PD-R for four (4) lots within the subdivision to allow the front building setback to be reduced to fifteen (15) feet. Lots 31 - 34 Block 1 are located at the northwest corner of the project and were approved with a 20-foot front building line. The applicant has indicated due to topography concerns on these lots a lesser building line is necessary to allow for the optimum development of the lots. Staff raised concerns with the allowance of the placement of a 15-foot building line in the original comments and at the Subdivision Committee meeting. The applicant has provided to staff justification for the allowance of the reduced building line stating there will not be a sidewalk located on this side of the street and the restricted parking as required for this reduced width street will be adjacent to the lots proposed for the revision to the building line. There will be 25-feet from the front of the house to the back of curb which allows for adequate area to park a car and not impact the street parking or the flow of traffic. Staff is now supportive of the request to allow the building line for Lots 31 - 34 Block 1 to be reduced from 20-feet to 15-feet based on the applicant's justification. Staff concurs with the allowance of 25-feet from the back of curb to the house there will be adequate area to allow for cars to park in the driveway M FILE NO.: Z-8489-A (Cont.) and not impact the street parking or flow of traffic on the street. To staffs knowledge there are no outstanding issues associated with the request. I. 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. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) 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. 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 7 ayes, 0 noes, 3 absent and 1 open position. 5 August 12, 2010 ITEM NO.: 10 FILE NO.: Z-8489-A NAME: The Gardens at Valley Falls Revised PD-R LOCATION: Located on the Southwest corner of LaMarche Drive and Taylor Loop Road 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 PROPOSED USE BACKGROUND: NUMBER OF LOTS: 64 FT. NEW STREET: 2,450 LF Single-family — Attached and Detached Revised PD-R Reduced .the front building line to 15-feet for four (4) lots Ordinance No. 20,165 adopted by the Little Rock Board of Directors on October 6, 2009, rezoned a 13.56 acre tract from R-2, Single-family to PD-R. The approval allowed the development with attached and detached single-family homes. The outer ring of the neighborhood was to consist of forty-four (44) fifty (50) foot wide lots developed with single family court homes. The inner core consisted of twenty (20) thirty-two (32) foot wide attached townhouses with access to a common eighteen (18) foot private drive on the rear. The perimeter homes were set with a 20-foot front building line. The interior homes were set with a 15-foot front building line. A. PROPOSAPREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the PD-R to allow the front building line for four (4) of the perimeter lots to be reduced from 20 feet to 15 feet. Lots August 12, 2010 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.- Z-8489-A 31-34 Block 1 are located at the northwest corner of the project and were approved with a 20-foot front building line. According to the applicant after grading of the site was completed, it was realized the additional depth for these lots was necessary and would in turn create larger back yards for future residents. The reduction to 15 feet will align with the interior lot homes located to the south. Since the property is not currently located within a platted subdivision there is not a bill of assurance for this site. The bill of assurance for the new subdivision will permit the development standards as proposed. B. EXISTING CONDITIONS: Site work has begun for the subdivision and the roadbed for LaMarche Drive is currently being installed. Site work for an adjacent single-family subdivision is also underway for a subdivision located on Forest Lane. Across Forest Lane a new elementary school is currently under construction. The southern boundary of the development is the northern boundary of Valley Falls Estates. To the north is the Maumelle Assembly of God Church. East of the site are single-family homes located on acreage accessed from Carter Lane. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. 2 August 12, 2010 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-848 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: Place fire hydrants maintain a minimum paving width of Department for additional information. County Planning: No comment. per code. The secondary access must 20-feet. Contact the Little Rock Fire CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received- F. ISSUES/TECHNICAL/DESIGN: Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. 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 to revise a previously approved PRD for Lots 31-34 to allow the front building line to be decreased from 20-feet to 15-feet. The request does not change the density of the development. This is not a usage type issue, however each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Action Plan. 3 August 12, 2010 SUBDIVISION ITEM NO.: 10 Cont, FILE NO.: Z-8489-A G 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 shown in the immediate vicinity. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating site development had begun on the subdivision and LaMarche Drive was under construction. Staff stated the current request was to allow four (4) of the lots to have a 15-foot front yard setback as opposed to the previously approved 20-foot setback. Staff stated they had concerns with allowing the setback as proposed. Staff stated the streets within the subdivision had been narrowed to a 24-foot pavement width and parking was restricted within the subdivision on the streets which had been narrowed. Staff stated with the setback as proposed the automobiles did not have sufficient area to park between the residence and the right of way resulting in the vehicles parking in the right of way. Mr. Daters stated he would work with staff to address their concerns. Staff noted there were no additional comments from the other reviewing agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no issues raised at the July 22, 2010, Subdivision Committee meeting raised in need of addressing related to a revised site plan. The request is to amend the current PD-R for four (4) lots within the subdivision to allow the front building setback to be reduced to fifteen (15) feet. Lots 31 - 34 Block 1 are located at the northwest corner of the project and were approved with a 20-foot front building line. The applicant has indicated due to topography concerns on these lots a lesser building line is necessary to allow for the optimum development of the lots. Staff raised concerns with the allowance of the placement of.a 15-foot building line in the original comments and at the Subdivision Committee meeting. The applicant has provided to staff justification for the allowance of the reduced building line stating there will not be a sidewalk located on this side of the street and the restricted parking as required for this reduced width street will be Il August 12, 2010 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-8489-A adjacent to the lots proposed for the revision to the building line. There will be 25-feet from the front of the house to the back of curb which allows for adequate area to park a car and not impact the street parking or the flow of traffic. Staff is now supportive of the request to allow the building line for Lots 31 - 34 Block 1 to be reduced from 20-feet to 15-feet based on the applicant's justification. Staff concurs with the allowance of 25-feet from the back of curb to the house there will be adequate area to allow for cars to park in the driveway and not impact the street parking or flow of traffic on the street. To staff's knowledge there are no outstanding issues associated with the request. I. 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. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) 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. 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 7 ayes, 0 noes, 3 absent and 1 open position. 5 T NAME: The Gardens at Valley Falls Revised PD-R r :-:�1 LOCATION: located on the Southwest corner of LaMarche Drive and Taylor Loop Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 28, 2010. The Office of Planning and Development must receive the proof of notice no later than August 6, 2010. 2. A setback of 15-feet does not allow for cars parked in the drive to not extend into the right of way. The streets are narrowed to 45-feet of right of way and 24-feet of paving and parking is restricted on this street adjacent to the lots proposed for revision. Staff has concerns with allowing the setback as proposed. The lots to the south have rear loaded garages and no parking is allowed within the front yard area. Variance/Waivers: None requested. Public Works Conditions: 1. A 15 foot set back from the property line is not sufficient for vehicles to park between the residence and the right-of-way line resulting in vehicles parking in the right-of- way. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. 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. Item # 10. Fire Department: Place fire hydrants per code. The secondary access must maintain a minimum paving width of 20-feet. 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. Parks and Recreation: No comment received. Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. 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 to revise a previously approved PRD for Lots 31-34 to allow the front building line to be decreased from 20-feet to 15-feet. The request does not change the density of the development. This is not a usage type issue, however each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Action 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 shown in the immediate vicinity. Landscape: No comment. Revised plaVplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 28, 2010. Item # 10.