HomeMy WebLinkAboutZ-9220 Staff AnalysisITEM NO.: 14.
NAME: the Parks Long -form PD-R
Z-9220
LOCATION: located on East side of Mann Road just South of Wilderness Road in the 9500 —
9700 Block of Mann Road
Planninq Staff Comments:
1. Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than May 24, 2017. The Office of Planning and Development
must receive the proof of notice no later than June 2, 2017.
2. Confirm the proposed number of lots.
3. Provide details of the proposed signage plan. Provide the location(s) the total height and
total sign area proposed for the subdivision identification signs.
4. How will the trail system be maintained, what is the proposed construction material for the
trails, how will the area of the trails not be incorporated into the lots of the lots abutting the
tract. Will the developer install fences along the property lines which abut the trail system
with the construction of the new homes?
5. Dimension the front building setback. It appears the setback proposed is 25-feet. Are the
side and rear yard setbacks proposed as typically required per the R-2, Single-family
zoning district?
Variance/Waivers: Advanced grading
Public Works Conditions:
1. Mann Road is classified on the Master Street Plan as a collector street. A dedication of
right-of-way 30-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 Mann Road including 5-foot sidewalks with the
planned development. The new back of curb should be located 18-feet from centerline.
Additional widening to 24-feet from centerline, tapers, and striping should be provided for
lane shifts and west bound left turn lanes. Additional paving maybe required to comply
with AASHTO guidelines.
3. A grading permit in accordance with Section 29-186 (c) & (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. Is an advance grading variance requested to advance grade future phases
of the subdivision with the issuance of a grading permit for the previous phase?
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 due to the large
drainage areas at the rear of lots.
5. Stormwater detention ordinance applies to this property. Maintenance of the detention
pond and all private drainage improvements is the responsibility of the developer and/or
property owners association as detailed in the bill of assurance.
ITEM NO.:
14.
Z-9220
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 Greg Simmons, Traffic Engineering, at 501.379.1813 or
gsimmons@littlerock.gov for more information.
8. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards.
9. All public drainage easements must be unobstructed and access provided to the public
right-of-way by constructed infrastructure and/or documented on the final plat.
10.All public drainage easements must contain drainage infrastructure approved by the City
of Little Rock Public Works Department.
11.Access to detention ponds must be provided to the public right-of-way and/or access
easement for future maintenance by the developer and/or local property owner's
association.
12. Provide explanation for proposed improvements on north -side of Mann Road.
Utilities and Fire Department/County Planning:
Little Rock Wastewater:
service is
information
Sewer main extension required, with easement, if new sewer
required for this project. Contact Little Rock Wastewater Utility for additional
Entergy: Entergy Distribution does not object to this proposal. A three phase power line
exists along the southern edge of Mann Road on the north side of this property. Single
phase, Distribution power lines are also in the vicinity serving established residential areas to
the east and south. However, the development also involves an existing Entergy
Transmission power line and easement as depicted on the drawing. There are three
proposed road crossings and multiple pedestrian walking trails traversing Transmission
easements. Please contact Entergy Transmission well in advance to discuss the future use
of its easements and contact Entergy Distribution in advance to discuss future service
requirements, new Distribution facilities locations and adjustments to existing Distribution
facilities (if any) as this project proceeds.
Centerpoint Energy: Centerpoint Energy currently owns and operates two natural gas
transmission lines in parallel which run diagonally through the property from the southwest to
the northeast. There is a "transmission line" indicated on the proposed plat, but it does not
indicate if this is a gas, electric, or other type of transmission line. Therefore, please be
advised that Centerpoint Energy requires the existing easement containing the Centerpoint
Energy gas transmission lines remain in place and not be encroached upon.
AT & T: No comment received.
ITEM NO.: 14.
Z-9220
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division and the
Little Rock Fire Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
6. 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).
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
Fire Department-.
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road,
the minimum road width shall be 26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
ITEM NO.: 14. Z-9220
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when a
key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
7. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the
Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential
developments. Developments of one- or two-family dwellings where the number of
dwelling units exceeds 30 shall be provided with two separate and approved fire
apparatus access roads, and shall meet the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2
or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be
required.
2. The number of dwelling units on a single fire apparatus access road shall not be
increased unless fire apparatus access roads will connect with future development, as
determined by the fire code official.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
ITEM NO.: 14.
Z-9220
County Planning_ No comment.
Rock Region Metro: Location is served by METRO on route 22. The development of this
neighborhood street grid is important for residents to have access to the transit and
paratransit services. Dead-end "lollipop" streets and disconnected sidewalk networks will
impede resident's access to transit. We recommend along with the neighborhood exits on
Mann Road that Peace Valley Road be improved and provided as an access exit out of the
neighborhood. This will connect the transit route and provide efficient routing for paratransit
services.
Building Code: No comment.
Planning Division: This request is located in Geyer Springs West Planning District. The Land
Use Plan shows Light Industrial (LI) and Park/Open Space (PK/OS) and Residential Low
Density (RL) for the application area. The Light Industrial category provides for light
warehouse, distribution or storage uses, and/or other industrial uses that are developed in a
well -designed "park like" setting. The Park/Open Space category includes all public parks,
recreation facilities, greenbelts, floodplains and other designated open space and
recreational land. The Residential Low Density category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or garden homes
and cluster homes, provided that the density remain less than six (6) units per acre. The
applicant has applied for a rezoning from R-2 (Singe Family District) to PDR (Planned
Development Residential) to allow for a small lot single family subdivision.
Master Street Plan: North of the application is Mann Street and it is shown as a Collector on
the Master Street Plan. The primary function of a Collector Road is to provide a connection
from Local Streets to Arterials. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Mann Road. Bike Lanes provide a portion
of the pavement for the sole use of bicycles.
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, May 24, 2017.
FILE NO.:
NAME: The Parks Long -form PD-R
LOCATION Located on East side of Mann Road just South of Wilderness Road in the
9500 — 9700 Block of Mann Road
DEVELOPER:
Town Creek LLC
11324 Arcada Drive
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 120 acres
M':o
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 400
PLANNING DISTRICT: 15
R-2, Single-family
Single-family residential
FT. NEW STREET: 15,300 LF
ENSUS TRACT: 41.05
Single-family residential (mixture of 50 and 60 foot wide lots)
VARIANCEAAIAIVERS: A variance request from the City's Land Alteration Ordinance
to allow grading of an entire phase of the subdivision with the development of a particular
phase.
BACKGROUND:
On August 11, 2016, the Little Rock Planning Commission approved a preliminary plat to
allow the development of property located on Mann Road and south of Wilderness Road
with single-family lots. The property contained 120-acres with 365 proposed
residential lots. The property was to develop in approximately six (6) phases with
roughly 60 lots per phase. The lots were proposed 60-feet wide by 120-feet deep.
Two (2) access points to Mann Road was provided. An additional emergency access
was located connecting to Peace Valley Road to the south via an all-weather drive.
FILE NO.: Z-9220 (Cont.
An emergency gate with Knox box was provided. Mann Road improvements to a collector
street standard including a 5-foot sidewalk was proposed. The developer proposed to
improve Mann Road in two (2) phases as the adjacent property developed.
The developer proposed the use of an internalized pedestrian circulation system in -lieu
of sidewalks throughout the subdivision and was proposed to provide access to Morehart
Park located to the southwest. Section 31-175 of the Little Rock Code of Ordinances
outlines the minimum design requirements for sidewalks. The ordinances states
internalized pedestrian circulation systems in the form of paved pathways may be
substituted for sidewalks along collector and residential streets upon approval by the
Planning Commission.
An Entergy transmission line runs through the property. The easement would allow the
pedestrian tail to be easily accessible from all areas of the development. Pedestrian
tables were proposed to slow traffic and create connectivity of the trail system throughout
the development.
A. PROPOSALIREQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to develop the 120-acres with 400 residential lots
with a mix of 50-feet and 60-feet lot widths. The development was submitted
and approved in August 2016 to allow the development of the site with
365 single-family residential lots. The current plan has the same street
configuration, access to Mann Road and proposes the same improvements to
Mann Road.
The developer wishes to resubmit to the Planning Commission to allow the
development of a mix of 50-foot along with the original plan which planned for all
60-foot lot widths. This will increase the lot count from 365 up to 400 lots. The
homes proposed on the narrower lots will be the same square footages and nature
as the original plan, .but the additional lots will help the developer fund the Mann
Road improvements and possibly reduce the price point of the lots. This will create
a more affordable home for the potential buyers with the same amenities.
The development with regard to street layout, green space, walking trails and play
fields proposed will remain the same. Phasing will occur in 40 to 60 lots
constructed in each phase. The developer proposes to construct the 2"d half of
Mann Road with the development of the phase abutting Mann Road as submitted
with the original preliminary plat.
B. EXISTING CONDITIONS:
The site is heavily wooded. There are single-family subdivisions located to the
east and south of the proposed development area. To the north is Mann Road
and a main railroad line. Across Mann Road to the north is a single-family
subdivision. Mann Road is a two (2) lane road with no curb and gutter or sidewalk
and open ditches for drainage.
4
FILE NO.: Z-9220 Cont.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the West Baseline
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mann Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30-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 Mann Road including
5-foot sidewalks with the planned development. The new back of curb should
be located 18-feet from centerline. Additional widening to
24-feet from centerline, tapers, and striping should be provided for lane shifts
and west bound left turn lanes. Additional paving maybe required to comply
with AASHTO guidelines.
3. A grading permit in accordance with Section 29-186 (c) & (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. Is an advance grading
variance requested to advance grade future phases of the subdivision with
the issuance of a grading permit for the previous phase?
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 due to the
large drainage areas at the rear of lots.
5. Stormwater detention ordinance applies to this property. Maintenance
of the detention pond and all private drainage improvements is the
responsibility of the developer and/or property owners association as detailed
in the bill of assurance.
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 Greg Simmons,
Traffic Engineering, at 501.379.1813 or gsimmonsCa),littlerock.gov for
more information.
8. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
3
FILE NO.: Z-9220 Cont.
9. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
10. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
11. Access to detention ponds must be provided to the public right-of-way and/or
access easement for future maintenance by the developer and/or local
property owner's association.
12. Provide explanation for proposed improvements on north -side of
Mann Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required, with easement, if new
sewer service is required for this project. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy Distribution does not object to this proposal. A three phase
power line exists along the southern edge of Mann Road on the north side of this
property. Single phase, Distribution power lines are also in the vicinity serving
established residential areas to the east and south. However, the development
also involves an existing Entergy Transmission power line and easement as
depicted on the drawing. There are three proposed road crossings and multiple
pedestrian walking trails traversing Transmission easements. Please contact
Entergy Transmission well in advance to discuss the future use of its easements
and contact Entergy Distribution in advance to discuss future service requirements,
new Distribution facilities locations and adjustments to existing Distribution
facilities (if any) as this project proceeds.
Centerpoint Energy: Centerpoint Energy currently owns and operates two natural
gas transmission lines in parallel which run diagonally through the property from
the southwest to the northeast. There is a "transmission line" indicated on the
proposed plat, but it does not indicate if this is a gas, electric, or other type of
transmission line. Therefore, please be advised that Centerpoint Energy requires
the existing easement containing the Centerpoint Energy gas transmission lines
remain in place and not be encroached upon.
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.
2. A water main extension will be needed to provide water service to this property.
rd
FILE NO.: Z-9220 (C
3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. 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).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 .Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of
R
FILE NO.: Z-9220 (Cent_
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed
at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7. One- or Two -Family Residential Develo ments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided with
two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
I.0
FILE NO.: Z-9220(Cant.)
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 22. The
development of this neighborhood street grid is important for residents to have
access to the transit and paratransit services. Dead-end "lollipop" streets and
disconnected sidewalk networks will impede resident's access to transit. We
recommend along with the neighborhood exits on Mann Road that Peace Valley
Road be improved and provided as an access exit out of the neighborhood. This
will connect the transit route and provide efficient routing for paratransit services.
F. ISSUES/TECHN ICAL/DESIG
Building Code: No comment.
Planning Division: This request is located in Geyer Springs West Planning District.
The Land Use Plan shows Light Industrial (LI) and Park/Open Space (PK/OS) and
Residential Low Density (RL) for the application area. The Light Industrial category
provides for light warehouse, distribution or storage uses, and/or other industrial
uses that are developed in a well -designed "park like" setting. The Park/Open
Space category includes all public parks, recreation facilities, greenbelts,
floodplains and other designated open space and recreational land. The
Residential Low Density category provides for single family homes at densities not
to exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than six
(6) units per acre. The applicant has applied for a rezoning from R-2 (Singe Family
District) to PDR (Planned Development Residential) to allow for a small lot single
family subdivision.
Master Street Plan- North of the application is Mann Street and it is shown as a
Collector on the Master Street Plan. The primary function of a Collector Road is to
provide a connection from Local Streets to Arterials. This street may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
i7
FILE NO.: Z-9220 (Cont.)
Bicycle Plan: A Class II Bike Lane is shown along Mann Road. Bike Lanes provide
a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned the number of
proposed lots. Mr. White stated the development was proposed with 400 lots. He
stated the plan included a mix of 50-foot and 60-foot lots. He stated the homes
would all be similar in size regardless of the lot size. Staff requested
Mr. White provide details of the proposed signage plan and the proposed building
setbacks.
Public Works comments were addressed. Staff questioned the proposed phasing
plan. Mr. White stated the improvements to Mann Road would be completed with
the various phases of the development. Staff stated the City's stormwater
detention ordinance would apply to the development of the site. Staff requested
Mr. White provide a sketch grading and drainage plan. Staff stated access to the
proposed detention facilities was required via a public access easement to allow
future maintenance by the developer and/or the property owner's association.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
provided the proposed signage plan and the proposed building setbacks and
indicated the proposed phasing plan for the street improvements to Mann Road.
The request is a rezoning from R-2, Single-family to PD-R, Planned Development
Residential to allow the development of 120-acres with 400 residential lots. The
lots are proposed with a 25-foot front and rear yard setback. The side yard
setbacks are proposed at 5-feet. The homes proposed on the narrower lots will
be the same square footages as the homes on the wider lots. Phasing will occur
in 40 to 60 lots constructed in each phase.
The current plan has the same street configuration, access to Mann Road and
proposes the same improvements to Mann Road. Two (2) access points to Mann
Road will be provided. An additional emergency access will be constructed
to Peace Valley Road via an all-weather drive. An emergency gate with Knox box
FILE NO.: Z-9220 (Cunt.
will be provided. Mann Road will be improved to collector street standards with a
5-foot sidewalk. Mann Road at each entrance will be widened to create a left turn
lane into the development. The Phase I improvements will include 430-feet of
widening to create a left turn lane into the eastern entrance. The improvements
with the Phase V portion of the development include completing the improvements
to Mann Road and installing an additional 430-feet of widening to create the left
turn lane into the second entrance to the subdivision.
The development with regard to street layout, green space, walking trails and play
fields proposed will remain the same as with the preliminary plat approval. An
Entergy transmission line runs through the property. This easement will allow the
pedestrian trail to be easily accessible from all areas of the development.
Pedestrian tables will be constructed to slow traffic and create connectivity of the
trail system throughout the development. The trail system will be maintained by
the Property Owners Association. The internalized pedestrian circulation system
will be used in -lieu of the placement of sidewalks throughout the subdivision.
Access to Morehart Park, located to the southwest of the subdivision, is indicated
on the site plan. Section 31-175 of the Little Rock Code of Ordinances outlines
the minimum design requirements for the trail system. The ordinances states
internalized pedestrian circulation systems in the form of paved pathways may be
substituted for sidewalks along collector and residential streets upon approval by
the Planning Commission.
The applicant is seeking a variance from the City's Land Alteration Ordinance to
allow advanced grading of the lots as each phase is developed. The applicant has
indicated the builder purchasing the lots requires that all trees be removed and the
lots graded with pad ready site for the new home construction. The request does
not include clearing of the entire site with the first phase of development. As each
phase is developed then that particular phase will be cleared.
The site plan includes two (2) sign locations. Each of the signs are indicated with
a maximum height of six (6) feet and a maximum sign area of 100 square feet.
The signs are indicated at each of the entry drives to the subdivision.
The plan indicates accessory buildings and structures will be allowed as per the
R-2, Single-family Zoning District. Fencing is proposed as allowed per the R-2,
Single-family Zoning District. The request includes the allowance of home
occupations and signage for home occupations as allowed within zoning
ordinance.
Staff is supportive of the applicant's request. The applicant is seeking a rezoning
of the site from R-2, Single-family to PD-R, Planned Development Residential, to
allow the development of 400 single-family residential lots at a density of
3.33 units per acre. To staff's knowledge there are no remaining outstanding
technical issues in need of addressing related to the site plan. Staff feels the
development of the lots as indicated on the site plan is appropriate.
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FILE NO.: Z-9220 Cont.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request from the City's Land Alteration
Ordinance to allow grading of an entire phase of the subdivision with the
development of that particular phase.
PLANNING COMMISSION ACTION: (JUNE 8, 2017)
The applicant was present. There were registered objectors present. Staff presented the
item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request from the City's
Land Alteration Ordinance to allow grading of an entire phase of the subdivision with the
development of that particular phase.
Mr. Joe White of White Daters and Associates stated he would yield his time to the
opposition.
Ms. Bettye Bryant addressed the Commission in opposition of the request. She stated
her home was located south of the proposed development. She stated her family had
lived in the area for 25 plus years. She stated the area was a quiet neighborhood. She
stated there was no crime in the neighborhood. She stated all the neighbors looked out
for each other and watched for any suspicious activity. She stated the new subdivision
would be a problem. She stated with the additional homes would come additional people
which would then end the quietness of the neighborhood.
Ms. Sharon Forrester addressed the Commission with concerns. She questioned if the
400 homes was a cap on the number of homes which could be built. She stated the
previous proposal was to allow 365 units and now the request was for 400 units. She
questioned if the mix of 50-foot and 60-foot lots would be mixed through the neighborhood
or all located within a specific area. She stated the previous proposal was an acceptable
proposal to the area residents. She questioned the need for the additional lots.
Ms. Rowena Hampton addressed the Commission in opposition of the request. She
stated her home was located at 9420 Wilderness Road. She stated the notice was not
received until last week. She stated a number of her neighbors were concerned and did
not recognize the sender of the notice and refused to pick-up or to accept the notice. She
stated the neighborhood was a mixed race neighborhood. She stated this area was a
quiet neighborhood with little crime. She stated across the railroad tracts there were a
number of apartment complexes and there was a high crime rate in the area. She stated
the site was home to a family of fox. She stated the area also housed squirrels, rabbits
and all other forms of wildlife. She stated the neighborhood was trying to clean up
the area.
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FILE NO.: Z-9220 (Cont.)
Mr. White stated the development was for single-family homes. He stated the lot sizes
would be mixed through -out the subdivision. He stated the need for the additional lots
was due to the street frontage. He stated the additional lots allowed for the developer to
install the boundary street ordinance requirements for the frontage of the development
on Mann Road. He stated the homes would be three (3) bedroom, two (2) bath homes.
He stated two (2) car garages were proposed. He stated based on R-2, Single-family
zoning developers could get four (4) to four and one-half (4 1/) units per acre. He stated
120-acres would allow 480 to 540 units if developed at the maximum intensity allowed.
He stated this development was limited to 400 units. He stated the developer desired to
retain the green spaces and amenities of the subdivision. He stated the area contained
two (2) ball parks which he felt would be an asset to the development.
There was a general discussion by the Commission concerning the proposed use of the
site and the potential impact of the development. The Commission questioned
Mr. White if he had met with the neighborhood. Mr. White stated the initial development
was presented to the Neighborhood Association but the current plan had not been
presented. He stated he had contacted Mr. Laha and Ms. Adcock and they did not feel
the change was significant enough to require the Association to revisit the proposed
development.
There was no further discussion. The Chair entertained a motion for approved of the item
as recommended by staff. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
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