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HomeMy WebLinkAboutZ-8529 Staff AnalysisITEM NO.: 13. Z-8592 NAME: Valley View Court Short -form PD-R LOCATION: located on the West side of South Katillus Road at Forest Lane 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 March 24, 2010. The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. 2. The PD-R ordinance typically requires open space to be well designed for innovative design and visual attractiveness. Open space shall be a minimum of ten to fifteen percent of gross planned residential district areas and shall be common usable open space. Townhouse developments shall have a minimum of five hundred square feet of usable private open space per unit. Recreational facilities or structures and their accessory uses located in common areas shall be considered as usable open space as long as the total impervious surfaces such as paving and roofs constitute no more than ten percent of the total open space. 3. Will interior fences be allowed? If so provide a note on the site plan indicating the construction materials allowed, the locations interior fences will be allowed and the maximum heights of interior fences. 4. How will garbage service be provided? 5. For multi -family developments the maximum sign typically allowed in six feet in height and thirty-two (32) square feet in area. 6. Provide a note on the site plan indicating the maximum building height proposed for the new structures. 7. Provide details of the proposed construction materials for the structures including exterior materials and roof pitch and materials. Variance/Waivers: 1. A variance from Section 29-186 (c) and (d) to allow advanced grading of the site with the development of the first phase. 2. A variance from the City's Stormwater Detention Ordinance. 3. A variance from Section 31-207 to allow the development of private streets within the residential development. Public Works Conditions: 1. South Katillus Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to South Katillus Road with the planned development. Item # 13 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. A variance should be requested if advanced grading is desired beyond Phase 1. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Staff will require stormwater detention to be installed. 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. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The entrance should be redesigned. A turn around must be provided for a SU-30 vehicle attempting to enter the development. A stacking distance of 30 feet from pavement must be provided. 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. 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. CAW has an existing 8-inch main in an easement along the south property line running west from Forest Lane. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the Item # 13. hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. The subdivision must provide a secondary emergency access. 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. 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 Planned Development Residential to allow six acres to develop with 42 units of attached patio homes. The request conforms with the use proposed in the Land Use Plan. This area is not covered by a Neighborhood Plan. Master Street Plan: South Katillus Road and Forest Lane are 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. 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, March 24, 2010. Item # 13. April 8, 2010 ITEM NO.: 13 FILE NO.: Z-8529 NAME: Valley View Court Short -form PD-R LOCATION: Located on the West side of South Katillus Road at Forest Lane DEVELOPER Jim Swink 7106 Morgan Cemetery Road Little Rock, AR 72223 FNr,INFFP White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.0 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 42 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF 42 units attached single-family housing VARIANCESNVAIVERS REQUESTED: 1. A variance from Section 29-186 (c) and (d) to allow advanced grading of the site with the development of the first phase. 2. A waiver from the City's Stormwater Detention Ordinance. 3. A variance from Section 31-207 to allow the development of private streets within the residential development. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project contains approximately 6.0 acres and is located at the northwest corner of South Katillus Road and Forest Lane. The developer is proposing a gated residential neighborhood of attached patio homes. Each home will reside on its own platted lot to convey title. Each home will also have a small patio in April 8, 2010 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z-8529 the back yard which will be fenced. The developer could possibly construct a guardhouse at the entrance which is indicated on the site plan. The developer is requesting the allowance of an eight foot tall wall/fence with ten foot columns around the entire development. The fence will be constructed of brick and/or wood. The request includes a variance from the City's Land Alteration Ordinance to allow grading of the future phases with the development of Phase I. The request also includes a waiver of the City's Stormwater Detention Ordinance. B. EXISTING CONDITIONS: The site contains a single-family structure with a scattering of trees. Street improvements to South Katillus Road have been completed along the eastern perimeter. The improvements were installed with the development of Montagne Court Subdivision. This side of south Katillus Road remains unimproved with open ditches for drainage. South of the site is the Valley Falls Estates subdivision and north of the site are single-family homes access from Katillus Court, a private drive. West of the site is a single-family home located on a large tract. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Johnson Ranch Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1. South Katillus Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to South Katillus Road with the planned development. 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 April 8, 2010 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-852 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. A variance should be requested if advanced grading is desired beyond Phase 1. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Staff will require stormwater detention to be installed. 6. 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. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The entrance should be redesigned. A turn around must be provided for a SU-30 vehicle attempting to enter the development. A stacking distance of 30 feet from pavement must be provided. 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Enter. : No comment received. Center -Point Enerqy: 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. CAW has an existing 8-inch main in an easement along the south property line running west from Forest Lane. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central 3 April 8, 2010 SUBDIVISION NO.: 13 [Cont. FILE NO.: Z-8529 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. The subdivision must provide a secondary emergency access. 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. F. ISSUE S/TFCHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District, The Land Use Plan shows Residential Low Density for this property. This classification allows for six (6) units per acre. The applicant has applied for a rezoning to Planned Development Residential to allow six (6) acres to develop with 42 units of attached patio homes. The request is to allow seven (7) units per acre. This area is not covered by a Neighborhood Plan. Master Street Plan: South Katillus Road and Forest Lane are 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. Landscape: No comment. Il April S, 2010 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-8529 G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Joe White of White Daters and Associates was present. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested the site plan include areas and percentages of open space both public and private. Staff also requested the developer provide elevations and construction materials planned for the development. Staff questioned if each of the units would contain a garage. Public Works comments were addressed. Staff stated South Katillus Road was classified on the Master Street Plan as a residential street which would require a dedication of right of way 25 feet from centerline. Staff stated with the development South Katillus Road would require street construction as per the boundary street ordinance. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the site. Staff requested Mr. White provide the location of the proposed stromwater detention facilities on the plan. Staff also stated no residential waste would be provided on the private streets unless the property owners association signed a waiver of damage claims for operations on private property. Staff noted there were no landscaping comments since the development was proposed as an attached single-family development. 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: Mr. White submitted a revised site plan to staff addressing the issues raised at the March 18, 2010, Subdivision Committee meeting. The revised plan indicates the percentage of open space, both public and private. The applicant has also provided building elevations and construction materials proposed for the new units. The project contains approximately 6.0 acres and is located at the northwest corner of South Katillus Road and Forest Lane. The developer is proposing a gated residential neighborhood of 42 units of attached patio homes. Each home will reside on its own platted lot to convey title and. each home will have a small patio in the back yard which will be fenced to allow outdoor living space. The streets and common spaces will be held in a tract and maintained by the Property Owners Association. 5 April 8, 2010 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8529 The lots are proposed 50-feet by 100-feet with an average lot area of 5,000 square feet. The development is proposed with 42 residential lots and a tract of common area. The private street and common areas will be maintained by the Property Owners Association. The site is currently zoned R-2, Single-family which typically requires a minimum lot width of 60-feet and a minimum lot depth of 100-feet. The minimum lot area required is 7,000 square feet. The developers are proposing the development of these lots consistent with the development criteria allowed in the R-3, Single-family zoning district which allows for a minimum lot width of 50 feet and a minimum lot area of 5,000 square feet. The perimeter of the site will be enclosed with a six-foot wood fence along the southern, western and northern perimeters. On the eastern perimeter along South Katillus Road, the developer is proposing the construction of an eight -foot tall brick and wrought iron fence with ten foot columns. The developer has indicated improvements will be completed to South Katillus Road per the Master Street Plan and Boundary Street Ordinances. The interior streets are proposed as private streets. The developer is requesting approval by the Planning Commission to allow the private streets as allowed in Section 31-207. The ordinance states private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standards shall conform to public street standards as specified in subdivision ordinance. Private streets are permissible only in the form of culs-de-sac and short loop streets and only when it is determined that these streets can be adequately served by all public service vehicles. Such streets will not be permitted where there is a possibility of through traffic or eventual connection to another public street. It shall be incumbent upon the applicant to demonstrate that the private streets will not unreasonably limit access to adjacent parcels, hinder logical traffic pattern, or otherwise be contrary to the public interest. The subdivider shall provide for permanent maintenance of all private streets in the bill of assurance. This maintenance shall include water lines, fire hydrants, or other utility facilities. The street is indicated with 26 feet of pavement as typically required for a residential street. The applicant has provided a secondary access to the site to allow for emergency access should the main entrance drive become blocked. The request includes a variance from the City's Land Alteration Ordinance Section 29-186 (c) and (d) to allow grading of the future phases with the development of Phase I. According to the developer, the advanced grading is necessary to allow fill material located on the site to be distributed in low areas to eliminate the need for hauling of materials over City streets. 0 April 8, 2010 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z-8529 The request also includes a waiver of the City's Stormwater Detention Ordinance. The applicant has indicated an in -lieu contribution of $1.00 per cubic foot would be provided to the City to be used to mitigate any down stream flooding or drainage problems. Staff is not supportive of the payment in -lieu. Staff feels the developer should install stormwater detention as required by ordinance. The site is indicated as Residential Low Intensity on the City's Future Land Use Plan. This category provides for single-family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single-family homes, but may also include patio or garden homes and cluster homes. Although the development does exceed the typical allowable density for this land use classification (7 units per acre) staff is supportive of the development and the increase in density. Within the general area there are a number of subdivision styles including estate lots, typical R-2 lots with 7,000 square feet of area and townhouse lot developments. Staff feels with the addition of the development as proposed this will add diversity in housing options in the area and offer a reasonable home alternative for future home buyers. To staff's knowledge there are no outstanding technical issues in need of addressing remaining related to this item. Staff feels the development of this privately gated single-family subdivision is an appropriate use for this site. 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 to allow advanced grading of the future phases with the development of the first phase of the subdivision. Staff recommends the developer install stormwater detention as required by City ordinance. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Joe White of White-Daters and Associates was present representing the owners. 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 to allow advanced 7 April 8, 2010 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.- Z-8529 grading of the future phases with the development of the first phase of the subdivision. Staff stated they had revisited the request to provide an in -lieu contribution for stormwater detention. Staff stated they were now supportive of the applicant's request to provide a contribution equal to $1.00 per cubic foot. 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. FILE NO.: Z-8529 NAME: Valley View Court Short -form PD-R LOCATION: Located on the West side of South Katillus Road at Forest Lane DEVELOPER: Jim Swink 7106 Morgan Cemetery Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.0 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 42 R-2, Single-family Single-family residential .W FT. NEW STREET: 0 LF 42 units attached single-family housing VARIANCESNVAIVERS REQUESTED: 1. A variance from Section 29-186 (c) and (d) to allow advanced grading of the site with the development of the first phase. 2. A waiver from the City's Stormwater Detention Ordinance. 3. A variance from Section 31-207 to allow the development of private streets within the residential development. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project contains approximately 6.0 acres and is located at the northwest corner of South Katillus Road and Forest Lane. The developer is proposing a gated residential neighborhood of attached patio homes. Each home will reside FILE NO.: Z-8529 Cont. on its own platted lot to convey title. Each home will also have a small patio in the back yard which will be fenced. The developer could possibly construct a guardhouse at the entrance which is indicated on the site plan. The developer is requesting the allowance of an eight foot tall wall/fence with ten foot columns around the entire development. The fence will be constructed of brick and/or wood. The request includes a variance from the City's Land Alteration Ordinance to allow grading of the future phases with the development of Phase I. The request also includes a waiver of the City's Stormwater Detention Ordinance. B. EXISTING CONDITIONS: The site contains a single-family structure with a scattering of trees. Street improvements to South Katillus Road have been completed along the eastern perimeter. The improvements were installed with the development of Montagne Court Subdivision. This side of south Katillus Road remains unimproved with open ditches for drainage. South of the site is the Valley Falls Estates subdivision and north of the site are single-family homes access from Katillus Court, a private drive. West of the site is a single-family home located on a large tract. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Johnson Ranch Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. ENGINEERING COMMENTS, PUBLIC WORKS CONDITIONS: 1. South Katillus Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to South Katillus Road with the planned development. 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 2 FILE NO.: Z-8529 (Cant. and approved prior to the start of construction. A variance should be requested if advanced grading is desired beyond Phase 1. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Staff will require stormwater detention to be installed. 6. 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. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The entrance should be redesigned. A turn around must be provided for a SU-30 vehicle attempting to enter the development. A stacking distance of 30 feet from pavement must be provided. 9. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Ever : 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. CAW has an existing 8-inch main in an easement along the south property line running west from Forest Lane. 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. Additional fire hydrant(s) will be required. Contact the Little Rock 3 FILE NO.: Z-8529 Cont. Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. The subdivision must provide a secondary emergency access. 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. 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. This classification allows for six (6) units per acre. The applicant has applied for a rezoning to Planned Development Residential to allow six (6) acres to develop with 42 units of attached patio homes. The request is to allow seven (7) units per acre. This area is not covered by a Neighborhood Plan. Master Street Plan: South Katillus Road and Forest Lane are 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. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Joe White of White Daters and Associates was present. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested the site plan include areas and percentages of open space both public and private. Staff also requested the developer provide elevations and construction materials planned for the development. Staff questioned if each of the units would contain a garage. Ell FILE NO,: Z-8529 Cont. Public Works comments were addressed. Staff stated South Katillus Road was classified on the Master Street Plan as a residential street which would require a dedication of right of way 25 feet from centerline. Staff stated with the development South Katillus Road would require street construction as per the boundary street ordinance. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the site. Staff requested Mr. White provide the location of the proposed stromwater detention facilities on the plan. Staff also stated no residential waste would be provided on the private streets unless the property owners association signed a waiver of damage claims for operations on private property. Staff noted there were no landscaping comments since the development was proposed as an attached single-family development. 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 - Mr. White submitted a revised site plan to staff addressing the issues raised at the March 18, 2010, Subdivision Committee meeting. The revised plan indicates the percentage of open space, both public and private. The applicant has also provided building elevations and construction materials proposed for the new units. The project contains approximately 6.0 acres and is located at the northwest corner of South Katillus Road and Forest Lane. The developer is proposing a gated residential neighborhood of 42 units of attached patio homes. Each home will reside on its own platted lot to convey title and each home will have a small patio in the back yard which will be fenced to allow outdoor living space. The streets and common spaces will be held in a tract and maintained by the Property Owners Association. The lots are proposed 50-feet by 100-feet with an average lot area of 5,000 square feet. The development is proposed with 42 residential lots and a tract of common area. The private street and common areas will be maintained by the Property Owners Association. The site is currently zoned R-2, Single-family which typically requires a minimum lot width of 60-feet and a minimum lot depth of 100-feet. The minimum lot area required is 7,000 square feet. The developers are proposing the development of these lots consistent with the development criteria allowed in the R-3, Single-family zoning district which allows for a minimum lot width of 50 feet and a minimum lot area of 5,000 square feet. 5 FILE NO.: Z-8529 (Cont.) The perimeter of the site will be enclosed with a six-foot wood fence along the southern, western and northern perimeters. On the eastern perimeter along South Katillus Road, the developer is proposing the construction of an eight -foot tall brick and wrought iron fence with ten foot columns. The developer has indicated improvements will be completed to South Katillus Road per the Master Street Plan and Boundary Street Ordinances. The interior streets are proposed as private streets. The developer is requesting approval by the Planning Commission to allow the private streets as allowed in Section 31-207. The ordinance states private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standards shall conform to public street standards as specified in subdivision ordinance. Private streets are permissible only in the form of cuts -de -sac and short loop streets and only when it is determined that these streets can be adequately served by all public service vehicles. Such streets will not be permitted where there is a possibility of through traffic or eventual connection to another public street. It shall be incumbent upon the applicant to demonstrate that the private streets will not unreasonably limit access to adjacent parcels, hinder logical traffic pattern, or otherwise be contrary to the pUbhc interest. The subdivider shall provide for permanent maintenance of all private streets in the bill of assurance. This maintenance shall include water lines, fire hydrants, or other utility facilities. The street is indicated with 26 feet of pavement as typically required for a residential street. The applicant has provided a secondary access to the site to allow for emergency access should the main entrance drive become blocked. The request includes a variance from the City's Land Alteration Ordinance Section 29-186 (c) and (d) to allow grading of the future phases with the development of Phase I. According to the developer, the advanced grading is necessary to allow fill material located on the site to be distributed in low areas to eliminate the need for hauling of materials over City streets. The request also includes a waiver of the City's Stormwater Detention Ordinance. The applicant has indicated an in -lieu contribution of $1.00 per cubic foot would be provided to the City to be used to mitigate any down stream flooding or drainage problems. Staff is not supportive of the payment in -lieu. Staff feels the developer should install stormwater detention as required by ordinance. The site is indicated as Residential Low Intensity on the City's Future Land Use Plan. This category provides for single-family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single-family homes, but may also include patio or garden homes and cluster homes. Although the development does exceed the typical allowable density for this land use classification (7 units per acre) staff is supportive of the development and the increase in density. Within the general [01 FILE NO.: Z-8529 (Cont. area there are a number of subdivision styles including estate lots, typical R-2 lots with 7,000 square feet of area and townhouse lot developments. Staff feels with the addition of the development as proposed this will add diversity in housing options in the area and offer a reasonable home alternative for future home buyers. To, staff's knowledge there are no outstanding technical issues in need of addressing remaining related to this item. Staff feels the development of this privately gated single-family subdivision is an appropriate use for this site. 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 to allow advanced grading of the future phases with the development of the first phase of the subdivision. Staff recommends the developer install stormwater detention as required by City ordinance. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Joe White of White-Daters and Associates was present representing the owners. 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 to allow advanced grading of the future phases with the development of the first phase of the subdivision. Staff stated they had revisited the request to provide an in -lieu contribution for stormwater detention. Staff stated they were now supportive of the applicant's request to provide a contribution equal to $1.00 per cubic foot. 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