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HomeMy WebLinkAboutS-0608 Staff AnalysisNAME: Davidson Properties Planned Residential District (Short Form) LOCATION: At the west end of McGovern Drive and Breckenridge Addition DEVELOPER: ENGINEER: Davidson Properties Manes, Castin, Massie and McGetrick P.O. Box 7347 2501 Willow Street Little Rock, AR 7221-7 North Little Rock, AR Telephone: 227-5357 Telephone: 758-1360 AREA: 3 Acres NO. OF LOTS: 10 FT. NEW STREET: 0 ZONING: "R-2" Single Family PROPOSED USE: Residential in a Planned Unit Development format for zero lot line PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 VARIANCES REQUESTED: None. A. Existing Conditions The property consists of a wooded knoll lying at the end of a residential street. The property rises approximately 50' in elevation out of the Grassy Flat Creek. The project site has over 500' of Interstate 430 frontage and an apartment complex on the north. Z-4806 - Continued The Natural Resources Complex, including the Game and Fish Commission lies to the south. B. Development Proposal To construct eight or,nine units on a zero lot line lot format. The proposal utilizes a private -access easement system to 'serve each of the several units. The homes appear to be in the 1400 to 1600 square foot range, including a garage attached. A significant portion of the tract,(Lot 10) will be dedicated as floodway. Lot 9 does not propose a specific building site but that it be built upon if and when a design suitable to the terrain is developed. The lot sizes are a minimum of 4,730 square feet with a pro rata share of the common space and drives bringing the average to +12,000 square feet. This figure does not include Lot 10 in the computation. C. Engineering Comments All driveway widths and locations shall be approved by the Traffic Engineer. It is preferred to have a 20' driveway if two-lane traffic is allowed behind the buildings. Stormwater detention shall be shown on -site. Attach calculations to the drawings. D. Analysis The staff review has developed only minor issues for discussion, except that the plat and plan need more quantitative data. The area of Lot 10 will be dedicated per City Board policy for floodway. The staff reaction to Lot 9 is that free form siting of a house without specifying on this plan is appropriate so long as one building site is the limit. The Fire Department has requested a minimum drive width of 20' throughout, and as a follow-up to that a requirement for a termination device on McGovern Drive. This is especially important if this developer plans a gate or controlled entry to the project. The only other points for discussion are compatibility with adjacent conventional lots at 7,000 square feet plus screening along the south boundary line, resolving parks plan requirement for Priority Two open space and an on -site fire line and hydrant plan. Z-4806 - Continued E. F. Staff Recommendation Approval of the Planned Unit Development subject to: (1) completing the plat and plan content requirements, (2) dedicate the floodway, (3) provide a turnaround for McGovern, (4) minimum '20' drives, (5) water and fire plan on -site, (6) Public Works approval. Subdivision Committee Review The applicant agreed to adhere to staff's the exception of the turnaround. He felt 20' service drive to the back of the lot necessary since it won't be used by fire, He requested a 16' or 18' pavement width. the area in the rear could be serviced by comments with also that a was not garbage, etc. He felt that a fire hose. Utilities - Additional sewer easements required across Lot 10. Contact LRWU. Water main extension plus on -site protection required. PLANNING COMMISSION ACTION: The Applicant was present. There were several concerned residents from the neighborhood in attendance. Some of those present expressed concerns about the proposed development. Mr. Steve Young, an adjacent property owner, objected to density and traffic. Ms. Rita Hart expressed similar objections, in addition to concerns about the access/utility easement which would abut her property. Mr. Dean Roberts of 17 Warwick felt that the project would negatively impact their property values, due to a loss of the buffer between Breckenridge and the Interstate. He was especially concerned about: (1) the paved eastment on the east side of the proposed development, (he asked that it be kept green), (2) maintenance of the privacy fence, and (3) minimization of tree removal. Z-4806 - Continued Mr. Randy Davidson, the Applicant, explained that there would be a 6' opaque wooden fence around the perimeter of the property with an exception of the south side; and there would be a property-owners,association for maintenance, and that the houses would be 1,700 to 1,900 square feet and sell for $105,000. He had no'current plans to build on Lot 9 which has difficult terrain. The residents were assured that any development other than single family on this lot would mean renotification •of property -owners. Finally, a motion for approval of the amended application was made and passed, subject to: (1) a minimum of 1,700 square feet house size, (2) the construction of the fence when the streets are built, (3) a drive ending at the northwest corner of Lot 8, (4) Fire Department approval. The vote 10 ayes, 0 noes, and 1 abstention (Massie).