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HomeMy WebLinkAboutZ-8559-A Staff AnalysisFILE NO.: Z-8559-A NAME: Chenal South Blocks 3 through 7 Long -form PD-R LOCATION: Located on the Southwest corner of Denny Road and Gordon Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 FNrINFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 43.41 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 184 FT. NEW STREET: 6,705 LF R-2, Single-family Single-family residential — 7,000 square foot lots .M Single-family residential — Average 5,750 square foot lots VARIANCESNVAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. 2. A variance from the Master Street plan to allow an increased curb radius. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning of 43.41 acres into 184 single-family residential lots. The lots are proposed with an average lot size of 50-feet by 115-feet. The lots are indicated with a 20-foot front and- rear setback and five (5) foot side yard setbacks. The subdivision is proposed with a mix of front and rear loaded garages with the rear loaded garages being served by alley access. The homes are proposed with a two (2) car garage with the heated and cooled space ranging in size from 1,400 square feet to 2,600 square feet. The fronts and sides of the FILE NO.: Z-8559-A (Cont. homes will be constructed with brick, stone or EFTS. The roof pitch will be an 8:12 minimum covered with architectural shingles. The development is proposed with four (4) phases. The request includes a variance from the Land Alteration Ordinance to allow the grading of future phases with the development of the first phase. The request also includes a variance to allow a 50-foot curve radius at centerline. The development will include the placement of pedestrian paths within the open space areas to connect the subdivision with the subdivision to the east (Item H. File No. Z-8559). The applicant has indicated sidewalks will be placed on the public streets where the average daily traffic count is expected to exceed four hundred (400) automobiles per day. The street is proposed constructed with 26-feet of pavement within a 45-foot right of way to meet the street standard for a minor residential street. Traffic calming devices including raised pedestrian tables will be installed within the subdivision on long straight streets. 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: The site is heavily wooded as is the property to the east and west. There is an overhead power line located along the eastern boundary of the development. The property to the west is zoned POD and has developed as Wildwood Performing Arts Center. East of the site is property proposed for development in a similar manner as a separate item on this agenda (Item H File No. Z-8559). The property further east is zoned R-2, with a CUP for Pulaski Academy, a private school. The area contains the schools ball fields. North of the site is undeveloped property zoned R-2, Single-family. Parking and paved walkways have been installed within a portion of this area to serve the adjacent Wildwood Performing Arts Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few 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 and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Denny Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline vrill be required. 2 FILE NO.: Z-8559-A 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalks with the planned development. Staff has agreed to work with applicant on a special street design for Denny Road. 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. 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e) showing stormwater inlets, underground piping, diversion ditches and the detention facility. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Per the Master Street Plan, staff believes Melicourt Loop is a residential street and sidewalks with appropriate handicap ramps are required to be installed in accordance with Section 31-175 of the Little Rock Code. Sidewalks should be located on the inside of the loop to not cross driveway aprons. 11. Per the Master Street Plan, staff believes Melicourt Loop meets the definition of a residential street with a required right-of-way width of 50-feet. 12. Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 13. Erosion controls must be installed to reduce discharge of polluted stormwater. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 3 FILE NO.- Z-8559-A (Cont. E. 15. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHT❑ Green Book standards. 16. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles, round-abouts, lane narrowing medians or pedestrian tables are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 17. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 18. The medians of Melicourt Boulevard should be moved to approximately 15 to 20 feet from the right-of-way line. 19. 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. 20. The bill of assurance should provide for all garbage receptacles to be placed on one (1) side of alleys and parking not allowed if City collection services are desired. 21. The street name Mariol Cove cannot be used in the proposed location. The name could be changed to Melicourt Cove. 22. All alley radiuses must be designed to allow garbage collection trucks to make required turn movements. The radius at the intersection east of Melicourt Drive should be increased. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension and pump station required with easements for this project. Approval from the Little Rock Sanitary Sewer Committee is required before Little Rock Wastewater Utility will grant approval to tie to the existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. A CIC main charge will apply to all connections off of the 12-inch main in Denny Road. 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 Iv' FILE NO.: Z-8559-A (Cont.) 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. A 39-inch raw water line crosses this site within a 50-foot wide waterline easement on south end of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 Burlingame Valley 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 development of 184 garden style lots. The density of this proposed development is compatible with the Future Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Plan. 5 FILE NO.: Z-8559-A (Cont. Master Street Plan: Denny Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Denny Road since it is a Minor Arterial. Gordon Road is a Collector. 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: A Class III is shown on Denny Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Land: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Tim Daters and Mr. Tom Russell were present at the Subdivision Committee meeting to discuss the item. Staff stated the original submission was for a 70 acre parcel containing 249 lots. Staff stated the applicant amended the request to provide two applications Item H — File No. Z-8559 and Item 12 — File No. Z-8559-A. Staff stated the primary difference between the two (2) current requests and the original submission was the removal of the power line easement located midway in the development. Staff stated Item H — File No. Z-8559 contained a total of 16.32 acres and a total of 67 lots and Item 12 — File No. Z-8559-A contained 43.41 acres and 184 lots. Staff stated the two (2) projects contained 59.73 acres and 251 lots. Staff stated the Planning 'Staff concerns were similar on both application requests. Staff requested Mr. Daters provide the elements typically contained within the bill of assurance including construction materials, building heights, minimum square footages of the homes, the allowance of accessory buildings and structures, the minimum roof pitch of the homes and details of perimeter and interior fences. Public Works comments were addressed. Staff stated dedication of right of way was required along Denny Road for both projects for a total of 45-feet from centerline. Staff stated boundary street ordinance requirements would be required adjacent to the proposed development. There was a general discussion by the Committee members, staff and Mr. Daters concerning the need for curb, gutter and sidewalk on Denny Road adjacent to this site. Mr. Daters stated the developer desired to construct sidewalk along Denny Road including sidewalk off -site to provide access from this subdivision to the nearby elementary school. Mr. Daters stated the developer would determine the cost of the required improvements and provide the walks and with any additional funds add additional paving along the frontage of the subdivision to Denny Road. He stated the L FILE NO.: Z-8559-A (Cont. paving would not be the full width but an additional eight (8) to ten (10) feet of paving would be added. Staff questioned the grading plan as proposed. Mr. Daters stated for Item H — File No. Z-8559 or Blocks 1 and 2 the request was to advance grade both phases at the time of development of the first phase. Mr. Daters stated there were varying degrees of cut and fill within this portion of the subdivision and the advanced grading would allow for balancing of the site. Mr. Daters stated within his request for Blocks 3 — 7 there were fill areas up to 30 feet deep. He stated there were a number of drainage areas which would be rerouted within this portion of the proposed subdivision. Staff requested a sketch grading and drainage plan for both Blocks 1 and 2 and Blocks 3 through 7. There was a general discussion concerning the street width proposed within Blocks 3 — 7. Staff stated they felt Melicourt Loop was a residential street which would require a 50-foot right of way and sidewalks along the street on one side. Staff stated the sidewalks should be placed on the inside of the loop where there were no driveways proposed. Mr. Daters stated the street would function as a minor residential street and the number of vehicles on the street would be less than the 400 vehicles per day allowed per the Master Street Plan. Mr. Daters questioned if the lot layout and street design were redesigned to allow for Melicourt Boulevard and Melicourt Drive to function as a loop street would staff then support the minor residential street standard for this section of the street. Staff stated if the street design met the definition of a loop street per the Master Street Plan staff would support the request. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the July 22, 2010, Subdivision Committee meeting. The revised plan indicates accessory structures and interior fencing will be allowed as typically allowed in the R-2, Single-family zoning district. The development is proposed with a mix of sidewalks and alternative pedestrian paths. Sidewalks will be placed at the entrance to the subdivision and in areas where the streets are expected to carry traffic volumes in excess of 400 vehicles per day. The alternative pedestrian paths will be constructed of an all weather surface. Traffic calming devices such as traffic circles, round -a -bouts and narrowing of the lanes will be placed on the streets which have long straight a -ways to slow traffic within the subdivision. A 20-foot wide gravel pedestrian path and emergency access has been indicated on the plat to allow access from Blocks 1 and 2 to Blocks 3 — 7. 7 FILE NO.: Z-8559-A (Cont. The development is proposed with 184 lots of detached single-family housing contained within 43.41 acres. The lots are proposed with a mix of front loaded and rear loaded garages. The lots average 50-feet by 115-feet with an average lot size of 5,750 square feet. The development is proposed with an overall density of 4.23 units per acre. Of the 43.41 acres 24.9 percent or 10.82 acres is proposed as common open space. The development is proposed with 20-foot front and rear yard setbacks and five (5) foot side yard setbacks. The maximum building height is proposed as typically allowed in the R-2, Single-family Zoning District. The site plan indicates the placement of a subdivision sign located near the entrance along Denny Road. The sign is proposed to not exceed eight (8) feet in height and one hundred (100) square feet of sign area. The applicant has indicated the sign area indicated does not include other ornamental attachments or inner connecting links which may be a part of the main supports of the sign. The perimeter fence is proposed eight (8) feet in height with columns extending up to ten (10) feet in height. The internal streets are proposed as minor residential streets per the Master Street Plan. The Master Street Plan allows residential subdivisions where the maximum number of lots on a loop street does not exceed 80 lots and is not expected to exceed 400 vehicle trips per day to reduce the right of way width to 45-feet and no sidewalk is required. The paving width may be reduced to 24-feet but parking is restricted to one side of the street. The paving width must be 26-feet to avoid parking restrictions. The street is proposed with a 45-foot right of way and 26-feet of pavement without sidewalk in areas where the traffic counts are not expected to exceed 400 vehicles per day. The developer has indicated alternative improvements to Denny Road are being requested. The developer is requesting the allowance of placing sidewalks from the eastern boundary of Blocks 1 and 2 extending to the west, including off -site sidewalk construction, to the new elementary school. The developer is working with staff to determine the cost of the required boundary street improvements for each of the two items (Z-8559 and Z-8559-A) and the cost of construction of the walks as proposed. Additional paving will be added to Denny Road adjacent to each of the two items (Z-8559 and Z-8559-A) in addition to paving adjacent to the power line easement which bisects the two application requests. The developer has indicated should staff and the developer not be able to reach an agreement related to the sidewalk construction and additional improvements adjacent to Denny Road then street improvements to Denny Road will be completed per the boundary street ordinance requirements only adjacent to the proposed plats. The request includes the allowance of advanced grading for the entire 43.41 acres with the Phase I construction. The applicant has indicated this will allow the development to balance, eliminating the need for hauling of cuts off site only to create the need to bring material back in during a later phase. Buffers will be maintained around the site perimeter to comply with the Land Alteration : Z-8559-A (Cont Ordinance. The development is proposed in four (4) phases and will be developed as the market demands. To staffs knowledge there are no outstanding issues associated with the request. Staff is in support of the request. The property is zoned R-2, Single- family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.23 units per acre. Staff feels the development of the subdivision as proposed should have minimal impact on the area. 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 Block 2 with the development of Block 1. Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. Staff's recommendation regarding the street improvement proposal is pending and will be presented at the public hearing. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present. There were registered objectors present. The Chair explained that the Commission's practice had been to offer the applicant a deferral of their item to a later meeting when eight (8) or fewer Commissioners were present. He stated to move an item forward with a positive recommendation the applicant had to secure six (6) positive votes regardless of the number of Commissioners present. The Chair questioned the applicant as to their desire for a deferral or if the wished to move the item forward. The applicant requested a deferral of the item to the September 23, 2010, public hearing. A motion was made to defer the item to the September 23, 2010, public hearing. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE The only modification to the application request since the previous staff write-up and analysis is the applicant has indicated street construction adjacent to this development 9 FILE NO.: Z-8559-A (Cont.) will be completed per the Master Street Plan. Staff is supportive of the applicant's proposed street improvement plan which is consistent with the Subdivision Ordinance requirements and the Boundary Street Ordinance requirements. Staff is in support of the request to allow the development of this single-family subdivision. The property is zoned R-2, Single-family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.23 units per acre. Staff feels the development of the subdivision which is consistent with the Future Land Use Plan should have minimal impact on the area. 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 entire area with the Phase I construction. Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented 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 also presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of future phases with the development of Phase I. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow an increased curb radius. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 10 September 23, 2010 ITEM NO.: E NAME: Chenal South Blocks 3 through 7 Long -form PD-R FILE NO.: Z-8559-A LOCATION: Located on the Southwest corner of Denny Road and Gordon Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 43.41 acres CURRENT ZONI ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 184 R-2, Single-family FT. NEW STREET: 6,705 LF Single-family residential — 7,000 square foot lots -9 - Single-family residential — Average 5,750 square foot lots VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. 2. A variance from the Master Street plan to allow an increased curb radius. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning of 43.41 acres into 184 single-family residential lots. The lots are proposed with an average lot size of 50-feet by 115-feet. The lots are indicated with a 20-foot front and rear setback and five (5) foot side yard setbacks. The subdivision is proposed with a mix of front and rear loaded garages with the rear loaded garages being served by alley access. The homes are proposed with a two (2) car garage with the heated and cooled space ranging in size from 1,400 square feet t:. 2,000 square feet. The fronts and sides of the September 23, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z-8559-A homes will be constructed with brick, stone or EFIS. The roof pitch will be an 8:12 minimum covered with architectural shingles. The development is proposed with four (4) phases. The request includes a variance from the Land Alteration Ordinance to allow the grading of future phases with the development of the first phase. The request also includes a variance to allow a 50-foot curve radius at centerline. The development will include the placement of pedestrian paths within the open space areas to connect the subdivision with the subdivision to the east (Item H. File No. Z-8559). The applicant has indicated sidewalks will be placed on the public streets where the average daily traffic count is expected to exceed four hundred (400) automobiles per day. The street is proposed constructed with 26-feet of pavement within a 45-foot right of way to meet the street standard for a minor residential street. Traffic calming devices including raised pedestrian tables will be installed within the subdivision on long straight streets. 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: The site is heavily wooded as is the property to the east and west. There is an overhead power line located along the eastern boundary of the development. The property to the west is zoned POD and has developed as Wildwood Performing Arts Center. East of the site is property proposed for development in a similar manner as a separate item on this agenda (Item H File No. Z-8559). The property further east is zoned R-2, with a CUP for Pulaski Academy, a private school. The area contains the schools ball fields. North of the site is undeveloped property zoned R-2, Single-family. Parking and paved walkways have been installed within a portion of this area to serve the adjacent Wildwood Performing Arts Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few 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 and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. 2 September 23, 2010 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8559-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS.- 1 Denny Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-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 improvements to the street including 5-foot sidewalks with the planned development. Staff has agreed to work with applicant on a special street design for Denny Road. 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. 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e) showing stormwater inlets, underground piping, diversion ditches and the detention facility. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Per the Master Street Plan, staff believes Melicourt Loop is a residential street and sidewalks with appropriate handicap ramps are required to be installed in accordance with Section 31-175 of the Little Rock Code. Sidewalks should be located on the inside of the loop to not cross driveway aprons. 11. Per the Master Street Plan, staff believes Melicourt Loop meets the definition of a residential street with a required right-of-way width of 50-feet. 3 September 23, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z-8559-A 12. Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 13. Erosion controls must be installed to reduce discharge of polluted stormwater. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 16. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles, round-abouts, lane narrowing medians or pedestrian tables are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 17. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 18. The medians of Melicourt Boulevard should be moved to approximately 15 to 20 feet from the right-of-way line. 19. 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. 20. The bill of assurance should provide for all garbage receptacles to be placed on one (1) side of alleys and parking not allowed if City collection services are desired. 21. The street name Mariol Cove cannot be used in the proposed location. The name could be changed to Melicourt Cove. 22. All alley radiuses must be designed to allow garbage collection trucks to make required turn movements. The radius at the intersection east of Melicourt Drive should be increased. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension and pump station required with easements for this project. Approval from the Little Rock Sanitary Sewer Committee is required before Little Rock Wastewater Utility will grant approval to tie to the existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. C! September 23, 2010 SURUVISION ITEM NO.: E (Cont.) _ FILE NO.: Z- Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. A CIC main charge will apply to all connections off of the 12-inch main in Denny Road. 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 hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. A 39-inch raw water line crosses this site within a 50-foot wide waterline easement on south end of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: 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 September 23, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z-8559-A 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 Burlingame Valley 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 development of 184 garden style lots. The density of this proposed development is compatible with the Future Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Denny Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Denny Road since it is a Minor Arterial. Gordon Road is a Collector. 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: A Class III is shown on Denny Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: No comment- G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Tim Daters and Mr. Tom Russell were present at the Subdivision Committee meeting to discuss the item. Staff stated the original submission was for a 70 acre parcel containing 249 lots. Staff stated the applicant amended the request to provide two applications Item H — File No. Z-8559 and Item 12 — File No. Z-8559-A. Staff stated the primary difference between the two (2) current requests and the original submission was the removal of the power line easement located midway in the development. Staff stated Item H — File No. Z-8559 contained a total of 16.32 acres and a total of 67 lots and Item 12 — File No. Z-8559-A contained 43.41 acres and 184 lots. Staff stated the two (2) projects contained 59.73 acres and 251 lots. 0 September 23, 2010 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8559-A Staff stated the Planning Staff concerns were similar on both application requests. Staff requested Mr. Daters provide the elements typically contained within the bill of assurance including construction materials, building heights, minimum square footages of the homes, the allowance of accessory buildings and structures, the minimum roof pitch of the homes and details of perimeter and interior fences. Public Works comments were addressed. Staff stated dedication of right of way was required along Denny Road for both projects for a total of 45-feet from centerline. Staff stated boundary street ordinance requirements 'would-- be required adjacent to the proposed development. There was a general discussion by the Committee members, staff and Mr. Daters concerning the need for curb, gutter and sidewalk on Denny Road adjacent to this site. Mr. Daters stated the developer desired to construct sidewalk along Denny Road including sidewalk off -site to provide access from this subdivision to the nearby elementary school. Mr. Daters stated the developer would determine the cost of the required improvements and provide the walks and with any additional funds add additional paving along the frontage of the subdivision to Denny Road. He stated the paving would not be the full width but an additional eight (8) to ten (10) feet of paving would be added. Staff questioned the grading plan as proposed. Mr. Daters stated for Item H — File No. Z-8559 or Blocks 1 and 2 the request was to advance grade both phases at the time of development of the first phase. Mr. Daters stated there were varying degrees of cut and fill within this portion of the subdivision and the advanced grading would allow for balancing of the site. Mr. Daters stated within his request for Blocks 3 — 7 there were fill areas up to 30 feet deep. He stated there were a number of drainage areas which would be rerouted within this portion of the proposed subdivision. Staff requested a sketch grading and drainage plan for both Blocks 1 and 2 and Blocks 3 through 7. There was a general discussion concerning the street width proposed within Blocks 3 — 7. Staff stated they felt Melicourt Loop was a residential street which would require a 50-foot right of way and sidewalks along the street on one side. Staff stated the sidewalks should be placed on the inside of the loop where there were no driveways proposed. Mr. Daters stated the street would function as a minor residential street and the number of vehicles on the street would be less than the 400 vehicles per day allowed per the Master Street Plan. Mr. Daters questioned if the lot layout and street design were redesigned to allow for Melicourt Boulevard and Melicourt Drive to function as a loop street would staff then support the minor residential street standard for this section of the street. Staff stated if the street design met the definition of a loop street per the Master Street Plan staff would support the request. 7 September 23, 2010 SUBDIVISION TEM NO.: E (Cont. FILE NO.: Z-8559-A Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the July 22, 2010, Subdivision Committee meeting. The revised plan indicates accessory structures and interior fencing will be allowed as typically allowed in the R-2, Single-family zoning district. The development is proposed with a mix of sidewalks and alternative pedestrian paths. Sidewalks will be placed at the entrance to the subdivision and in areas where the streets are expected to carry traffic volumes in excess of 400 vehicles per day. The alternative pedestrian paths will be constructed of an all weather surface. Traffic calming devices such as traffic circles, round -a -bouts and narrowing of the lanes will be placed on the streets which have long straight a -ways to slow traffic within the subdivision. A 20-foot wide gravel pedestrian path and emergency access has been indicated on the plat to allow access from Blocks 1 and 2 to Blocks 3 — 7. The development is proposed with 184 lots of detached single-family housing contained within 43.41 acres. The lots are proposed with a mix of front loaded and rear loaded garages. The lots average 50-feet by 115-feet with an average lot size of 5,750 square feet. The development is proposed with an overall density of 4.23 units per acre. Of the 43.41 acres 24.9 percent or 10.82 acres is proposed as common open space. The development is proposed with 20-foot front and rear yard setbacks and five (5) foot side yard setbacks. The maximum building height is proposed as typically allowed in the R-2, Single-family Zoning District. The site plan indicates the placement of a subdivision sign located near the entrance along Denny Road. The sign is proposed to not exceed eight (8) feet in height and one hundred (100) square feet of sign area. The applicant has indicated the sign area indicated does not include other ornamental attachments or inner connecting links which may be a part of the main supports of the sign. The perimeter fence is proposed eight (8) feet in height with columns extending up to ten (10) feet in height. The internal streets are proposed as minor residential streets per the Master Street Plan. The Master Street Plan allows residential subdivisions where the maximum number of lots on a loop street does not exceed 80 lots and is not expected to exceed 400 vehicle trips per day to reduce the right of way width to 45-feet and no sidewalk is required. The paving width may be reduced to 24-feet September 23, 2010 SUBDIVISION ITEM NO.: E FILE NO.: Z-8559-A but parking is restricted to one side of the street. The paving width must be 26-feet to avoid parking restrictions. The street is proposed with a 45-foot right of way and 26-feet of pavement without sidewalk in areas where the traffic counts are not expected to exceed 400 vehicles per day. The developer has indicated alternative improvements to Denny Road are being requested. The developer is requesting the allowance of placing sidewalks from the eastern boundary of Blocks 1 and 2 extending to the west, including off -site sidewalk construction, to the new elementary school. The developer is working with staff to determine the cost of the required boundary street improvements for each of the two items (Z-8559 and Z-8559-A) and the cost of construction of the walks as proposed. Additional paving will be added to Denny Road adjacent to each of the two items (Z-8559 and Z-8559-A) in addition to paving adjacent to the power line easement which bisects the two application requests. The developer has indicated should staff and the developer not be able to reach an agreement related to the sidewalk construction and additional improvements adjacent to Denny Road then street improvements to Denny Road will be completed per the boundary street ordinance requirements only adjacent to the proposed plats. The request includes the allowance of advanced grading for the entire 43.41 acres with the Phase I construction. The applicant has indicated this will allow the development to balance, eliminating the need for hauling of cuts off site only to create the need to bring material back in during a later phase. Buffers will be maintained around the site perimeter to comply with the Land Alteration Ordinance. The development is proposed in four (4) phases and will be developed as the market demands. To staffs knowledge there are no outstanding issues associated with the request. Staff is in support of the request. The property is zoned R-2, Single- family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.23 units per acre. Staff feels the development of the subdivision as proposed should have minimal impact on the area. 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 Block 2 with the development of Block 1. 9 September 23, 2010 SUBDIVISION ITEM NO,: E (Cont. FILE NO.: Z-8559 Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. Staff's recommendation regarding the street improvement proposal is pending and will be presented at the public hearing. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present. There were registered objectors present. The Chair explained that the Commission's practice had been to offer the applicant a deferral of their item to a later meeting when eight (8) or fewer Commissioners were present. He stated to move an item forward with a positive recommendation the applicant had to secure six (6) positive votes regardless of the number of Commissioners present. The Chair questioned the applicant as to their desire for a deferral or if the wished to move the item forward. The applicant requested a deferral of the item to the September 23, 2010, public hearing. A motion was made to defer the item to the September 23, 2010, public hearing. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: The only modification to the application request since the previous staff write-up and analysis is the applicant has indicated street construction adjacent to this development will be completed per the Master Street Plan. Staff is supportive of the applicant's proposed street improvement plan which is consistent with the Subdivision Ordinance requirements and the Boundary Street Ordinance requirements. Staff is in support of the request to allow the development of this single-family subdivision. The property is zoned R-2, Single-family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.23 units per acre. Staff feels the development of the subdivision which is consistent with the Future Land Use Plan should have minimal impact on the area. 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 entire area with the Phase I construction. 10 September 23, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.' Z-8559-A Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented 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 also presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of future phases with the development of Phase I. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow an increased curb radius. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 11 ITEM NO.: 12. Z-8559-A NAME: Chenal South Blocks 3 and 7 Long -form PD-R LOCATION: located on the Southwest corner of Denny Road and Gordon 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. The PD-R section of the ordinance requires a minimum of ten (10) to fifteen (15) percent of gross planned residential district (PRD) areas to be designated as common usable open space. Provide the percentage of open space provided in the general notes section of the site plan. Recreation 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 (10) percent of the total open space. 3. Single-family, duplex, zero -lot -line and townhouse developments shall have a minimum of five hundred (500) square feet of usable private open space per unit. 4. Provide the location of any ground signage and note the total height and total sign area. If brick columns are to be used indicate the sign drawing on the site plan. 5. Provide the minimum square footage of the homes proposed within the subdivision. Provide a draft bill of assurance for the subdivision. 6. Provide construction materials for the homes. Include a minimum number of stories of the homes. Provide roof pitch of the homes. Provide the maximum height of the structure. 7. Provide details of any proposed perimeter fencing including construction materials, total height and location, including total column height. 8. Provide details of any proposed interior fencing or note on the site plan interior fences as allowed per the R-2 zoning district. 9. Provide details of accessory structures including storage buildings and swimming pools and the percentage of rear yard coverage allowed. 10. Provide details of the proposed trail construction. The development should provide accesses to the trail system from the subdivision for lots not located adjacent to the trail. 11.The lots proposed with rear loaded garages should indicate a 10-foot no right of vehicle access to the front of the lots. Variance/Waivers: Land Alteration Variance Public Works Conditions: 1. Denny Road is classified on the Master Street Plan as a minor arterial. A dedication Item # 12. of right-of-way 45-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 the street including 5-foot sidewalks with the planned development. Staff has agreed to work with applicant on a special street design for Denny Road. 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. 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e) showing stormwater inlets, underground piping, diversion ditches, and the detention facility. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Per the Master Street Plan, staff believes Melicourt Loop is a residential street and sidewalks with appropriate handicap ramps are required to be installed in accordance with Section 31-175 of the Little Rock Code. Sidewalk should be located on the inside of the loop to not cross driveway aprons. 11. Per the Master Street Plan, staff believes Melicourt Loop meets the definition of a residential street with a right-of-way of 50-feet in width. 12.Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 13. Erosion controls must be installed to reduce discharge of polluted stormwater. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 16.Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles, round-abouts, lane narrowing medians or pedestrian tables are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 17.Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 18.The medians of Melicourt Boulevard should be moved to approximately 15 to 20 feet from the right-of-way line. 19. 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. Item # 12. 20. The bill of assurance should provide for all garbage receptacles to be placed on one (1) side of alleys and parking not allowed if City collection services are desired. 21. The street name Mariol Cove cannot be used in the proposed location. The name could be changed to Melicourt Cove. 22.All alley radiuses must be designed to allow garbage collection trucks to make required turn movements. The radius at the intersection east of Melicourt Drive should be increased. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension and pump station required with easements for this project. Approval from the Little Rock Sanitary Sewer Committee is required before Little Rock Wastewater Utility will grant approval to tie to the existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. 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. A water main extension will be needed to provide water service to this property. A CIC main charge will apply to all connections off of the 12-inch main in Denny Road. 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 hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. A 39-inch raw water line crosses this site within a 50-foot wide waterline easement on south end of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Fire_ Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Item # 12. 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 Burlingame Valley 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 development of 184 garden style lots. The density of this proposed development is compatible with the Future Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Denny Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Denny Road since it is a Minor Arterial. Gordon Road is a Collector. 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: A Class III is shown on Denny Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. 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, July 28, 2010. Item # 12.