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HomeMy WebLinkAboutS-0813-B Staff AnalysisJanuary 26, 1988 SUBDIVISIONS Item No. 8 NAME: LOCATION: DEVELOPER! Winrock Development Co. 2101 Brookwood Drive P.O. Box 8080 Little Rock, AR 72203 Phone: 663-5350 Spring Tree Village PRD Approximately 2,000 feet east of the Intersection•of Chicot and Yarberry ENGINEER: White-Daters and Associates 401 Victory Street Little Rock, AR 72201 Phone: 374-1666 AREA: 9.W acres NO. OF LOTS: 4 ZONING: "R-2" PROPOSED USES: Single Family A. Proposal/Request: FT. NEW STREET: 1850 1. To develop a single family detached zero lot line development on 9.27 acres in two phases of 30 lots each. 2. The development will consist of 61 new affordable homes on lots of 38 to 40 feet in width and 100 to 110 feet in depth, which will be built for sale to first-time and moderate -income home buyers. 3. Approximately 1.35 acres will be dedicated as open space easements which will be restricted in the Bill of Assurance. Density is 6.5 lots per acre. A 30-foot easement containing floodplain buffers a single family area to the south. 4. House sizes will be 700 to 1,000 sq. ft. with an 18 by 20 foot parking pad. 5. Due to plans of targeting a market in the range of $40,000 to $50,000, several alternatives to the normal development requirements are requested: (a) construction of a 3.0-foot walk at the curb line of the street, (b) allow sidewalks to be constructed at the time each lot is developed since lots are narrow and much of the sidewalk would be removed to construct parking pads, (c) allow construction of January 26, 1988 SUBDIVISIONS Item No. 8 - Continued the 18 by 20 foot parking pads to begin at the curb line or at the back of sidewalk where sidewalk is to be constructed, (d) allow 50-foot centerline radius as shown on Minor Loop Street, (e) allow construction of a four -inch high drive - over curb to eliminate expensive curb cuts for each lot, (f) waiver of stormwater detention requirements because of absolute zero impact that those requirements have on adjacent floodplains for this project, (g) omit prime coat application (an expensive questionable value) for asphalt pavement. B. Existing Conditions: The area is a typical fringe area, rural in nature with various uses such as mobile homes, commercial and industrial. A single family brick structure is located on a 100 foot lot to the immediate east of the property. An existing affordable homes subdivision is located north of the site. C. Issues/Discussions/Le al/Technical/Desi n: 1. Further review of potential open space is needed. 2. Applicant is asked to provide the usual street standards. 3. Applicant is asked to provide a transition zone on the northwest quadrant between the larger existing single family homes and the proposed smaller lot homes. D./ Engineering Comments: ✓ 1. Five-foot sidewalks at curb or four -foot sidewalk at property line. No three-foot sidewalk at curbs. 2. Stormwater detention facilities' location and calculations. 3. Excavation, sediment and erosion control sketch plan. January 26, 1888 SUBDIVISIONS Item No. 8 - Continued E. Staff Recommendation: Deferral until comments are addressed. F. Subdivision Committee Review: The Applicant explained that the requests outlined under the proposal are for "cost-cutting" features necessary for affordable housing development. He also pointed out that there were 500 to 600 feet between this site and Deer Meadows. This is undeveloped and owned by the Developer. The Applicant was asked to meet with Parks and Staff and work out acceptable open space and recreational areas. There was a question as to the acceptability of the area behind the lots that is open space. Another major issue was identified as parking, since the City Ordinance restricts parking on the streets. This project leaves no room for visitor parking in the whole Subdivision. PLANNING COMMISSION ACTION: The proposal was represented by Mr. Ron Tyne of Winrock Development Company, and Mr. Joe White, Engineer, of. White-Daters and Associates. Mr. Tyne revised his request to eliminate any waivers and to dedicate 1.5 acres of additional open space adjacent to the southern portion of the site. He also presented alternate plans for on -site and off -site parking. It was agreed that he would provide two Joff-street parking spaces per unit, 27' separation between driveway and no on -street parking on curbs. The Builder, Mr. John Wright, was also present. He presented pictures of the homes to be built. January 26, 1888 SUBDIVISIONS Item No. 8 - Continued Mr. Bill Wilson of 6720 Yarberry was concerned about the maintenance and upkeep of the open space and the fact that Yarberry Lane did not have existing curb and gutter. Mr. Olin Wahrmund of 11301 Kerry Drive felt that there was not a market for this type of development, and he felt that the concentration of small -lot homes in this one area would adversely affect property values. He strongly felt that it was the City's responsibility to protect existing neighborhoods against this sort of thing. He argued futher that the Planning Commission's responsibility was to help balance the orderly growth of the City. Mr. Wahrmund explained that the Southwood Subdivision, which is located across the street from this proposal, has homes of 700 sq. ft. and has not sold very well. He explained that out of 104 units, 20 had sold. Perry Place is also a nearby Subdivision of homes of 1,000 sq. ft., that was not selling very well. Finally, a motion for approval was made and passed .by a vote of: 7 ayes, 3 noes, 1 absent (no vote: Grace Jones, Riddick, and'Leek). January 26, 1988 SUBDIVISIONS Item No. 8 NAME: LOCATION: DEVELOPER: Winrock Development Co. 2101 Brookwood Drive P.O. Box 8080 Little Rock, AR 72203 Phone: 663-5350 AREA: 9.W acres ZONING: "R-2" Spring Tree Village PRD Approximately 2,000 feet east of the Intersection of Chicot and Yarberry RNnTWRRRs White-Daters and Associates 401 Victory Street Little Rock, AR 72201 Phone: 374-1666 NO. OF LOTS: PROPOSED USES: Single Family A. Proposal/Re uest: )q FT. NEW STREET: 1850 1. To develop a single family detached zero lot line development on 9.27 acres in two phases of 30 lots each. 2. The development will consist of 61 new affordable homes on lots of 38 to 40 feet in width and 100 to 110 feet in depth, which will be built for sale to first-time and moderate -income home buyers. 3. Approximately 1.35 acres will be dedicated as open space easements which will be restricted in the Bill of Assurance. Density is 6.5 lots per acre. A 30-foot easement containing floodplain buffers a single family area to the south. 4. House sizes will be 700 to 1,000 sq. ft. with an 18 by 20 foot parking pad. 5. Due to plans of targeting a market in the range of $40,000 to $50,000, several alternatives to the normal development requirements are requested: (a) construction of a 3.0-foot walk at the curb line of the street, (b) allow sidewalks to be constructed at the time each lot is developed since lots are narrow and much of the sidewalk would be removed to construct parking pads, (c) allow construction of January 26, 1988 SUBDIVISIONS Item No. 8 - Continued the 18 by 20 foot parking pads to begin at the curb line or at the back of sidewalk where sidewalk is to be constructed, (d) allow 50-foot centerline radius as shown on Minor Loop Street, (e) allow construction of a four -inch high drive - over curb to eliminate expensive curb cuts for each lot, (f) waiver of stormwater detention requirements because of absolute zero impact that those requirements have on adjacent floodplains for this project, (g) omit prime coat application (an expensive questionable value) for asphalt pavement. B. Existing Conditions: The area is a typical fringe area, rural in nature with various uses such as mobile homes, commercial and industrial. A single family brick structure is located on a 100 foot lot to the immediate east of the property. An existing affordable homes subdivision is located north of the site. C. Issues/Discussions/Le al/Technical/Desi n: 1. Further review of potential open space is needed. 2. Applicant is asked to provide the usual street standards. 3. Applicant is asked to provide a transition zone on the northwest quadrant between the larger existing single family homes and the proposed smaller lot homes. D . / Engineering Comments: 1. Five-foot sidewalks at curb or four -foot sidewalk at property line. No three-foot sidewalk at curbs. 2. Stormwater detention facilities' location and calculations. 3. Excavation, sediment and erosion control sketch plan. January 26, 1888 SUBDIVISIONS Item No. 8 - Continued E. Staff Recommendation: Deferral until comments are addressed. F. Subdivision Committee Review: The Applicant explained that the requests outlined under the proposal are for "cost-cutting" features necessary for affordable housing development. He also pointed out that there were 500 to 600 feet between this site and Deer Meadows. This is undeveloped and owned by the Developer. The Applicant was asked to meet with Parks and Staff and work out acceptable open space and recreational areas. There was a question as to the acceptability of the area behind the lots that is open space. Another major issue was identified as parking, since the City Ordinance restricts parking on the streets. This project leaves no room for visitor parking in the whole Subdivision. PLANNING COMMISSION ACTION: The proposal was represented by Mr. Ron Tyne of Winrock Development Company, and Mr. Joe White, Engineer, of. White-Daters and Associates. Mr. Tyne revised his reauest to eliminate any waivers and to dedicate 1.5 acres of additional open space adjacent to the southern portion of the site. He also presented alternate plans for on -site and off -site parking. It was agreed that he would provide two Joff-street parking spaces per unit, 27' separation between driveway and no on -street parking on curbs. The Builder, Mr. John Wright, was also present. He presented pictures of the homes to be built. January 26, 1888 SUBDIVISIONS Item No. 8 - Continued Mr. Bill Wilson of 6720 Yarberry was concerned about the maintenance and upkeep of the open space and the fact that Yarberry Lane did not have existing curb and gutter. Mr. Olin Wahrmund of 11301 Kerry Drive felt that there was not a market for this type of development, and he felt that the concentration of small -lot homes in this one area would adversely affect property values. He strongly felt that it was the City's responsibility to protect existing neighborhoods against this sort of thing. He argued futher that the Planning Commission's responsibility was to help balance the orderly growth of the City. Mr. Wahrmund explained that the Southwood Subdivision, which is located across the street from this proposal, has homes of 700 sq. ft. and has not sold very well. He explained that out of 104 units, 20 had sold. Perry Place is also a nearby Subdivision of homes of 1,000 sq. ft., that was not selling very well. Finally, a motion for approval was made and passed by a vote of: 7 ayes, 3 noes, 1 absent (no vote: Grace Jones, Riddick, and' Leek)•. NAME: VMG&W iOl11A DEVELOPER: Winrock Development Co. 2101 Brookwood Drive P.O. Box 8080 Little Rock, AR 72203 Phone: 663-5350 Spring Tree Village PRD Approximately 2,000 feet east of the Intersection of Chicot and Yarberry ENGINEER: White-Daters and Associates 401 Victory Street Little Rock, AR 72201 Phone: 374-1666 AREA: 9.17 acres NO. OF LOTS: 60 FT. NEW STREET: 1850 ZONING: "R-2" PROPOSED USES: Single Family A. Proposal/Request: 1. To develop a single family detached zero lot line development on 9.27 acres in two phases of 30 lots each. 2. The development will consist of 61 new affordable homes on lots of 38 to 40 feet in width and 100 to 110 feet in depth, which will be built for sale to first-time and moderate -income home buyers. 3. Approximately 1.35 acres will be dedicated as open space easements which will be restricted in the Bill of Assurance. Density is 6.5 lots per acre. A 30-foot easement containing floodplain buffers a single family area to the south. 4. House sizes will be 700 to 1,000 sq. ft. with an 18 by 20 foot parking pad. 5. Due to plans of targeting a market in the range of $40,000 to $50,000, several alternatives to the normal development requirements are requested: (a) construction of a 3.0-foot walk at the curb line of the street, (b) allow sidewalks to be constructed at the time each lot is developed since lots are narrow and much of the sidewalk would be removed to construct parking pads, (c) allow construction of S2rin2 Tree Village PRD - Continued the 18 by 20 foot parking pads to begin at the curb line or at the back of sidewalk where sidewalk is to be constructed, (d) allow 50-foot centerline radius as shown on Minor Loop Street, (e) allow construction of a four -inch high drive --over curb to eliminate expensive curb cuts for each lot, (f) waiver of stormwater detention requirements because of absolute zero impact that those requirements have on adjacent floodplains for this project, (g) omit prime coat application (an expensive questionable value) for asphalt pavement. B. Existing Conditions: The area is a typical fringe area, rural in nature with various uses such as mobile homes, commercial and industrial. A single family brick structure is located on a 100 foot lot to the immediate east of the property. An existing affordable homes subdivision is located north of the site. C. Iss.ues/Discussions/Legal/Technical/Desi n: 1. Further review of potential open space is needed. 2. Applicant is asked to provide the usual street standards. 3. Applicant is asked to provide a transition zone on the northwest quadrant between the larger existing single family homes and the proposed smaller lot homes. D. Engineering Comments: 1. Five-foot sidewalks at curb or four -foot sidewalk at property line. No three-foot sidewalk at curbs. 2. Stormwater detention facilities' location and calculations. 3. Excavation, sediment and erosion control sketch plan. S rin Tree Villa a PRD - Continued Mr. Bill Wilson of 6720 Yarberry was concerned about the maintenance and upkeep of the open space and the fact that Yarberry Lane did not have existing curb and gutter. Mr. Olin Wahrmund of 11301 Kerry Drive felt that there was not a market for this type of development, and he felt that the concentration of small -lot homes in this one area would adversely affect property values. He strongly felt that it was the City's responsibility to protect existing neighborhoods against this sort of thing. He argued futher that the Planning Commission's responsibility was to help balance the orderly growth of the City. Mr. Wahrmund explained that the Southwood Subdivision, which is located across the street from this proposal, has homes of 700 sq. ft. and has not sold very well. He explained that out of 104 units, 20 had sold. Perry Place is also a nearby Subdivision of homes of 1,000 sq. ft., that was not selling very well. Finally, a motion for approval was made and passed by a vote of: 7 ayes, 3 noes, 1 absent (no vote: Grace Jones, Riddick, and Leek). Sprinq _Tree Village ^PRD-rContinued E. Staff Recommendation: Deferral until comments are addressed. F. Subdivision Committee Review: The Applicant explained that the requests outlined under the proposal are for "cost-cutting" features necessary for affordable housing development. He also pointed out that there were 500 to 600 feet between this site and Deer Meadows. This is undeveloped and owned by the Developer. The Applicant was asked to meet with Parks and Staff and work out acceptable open space and recreational areas. There was a question as to the acceptability of the area behind the lots that is open space. Another major issue was identified as parking, since the City Ordinance restricts parking on the streets. This project leaves no room for visitor parking in the whole Subdivision. PLANNING COMMISSION ACTION: The proposal was represented by Mr. Ron Tyne of Winrock Development Company, and Mr. Joe White, Engineer, of White-Daters and Associates. Mr. Tyne revised his request to eliminate any waivers and to dedicate 1.5 acres of additional open space adjacent to the southern portion of the site. He also presented alternate plans for on -site and off -site parking. It was agreed that he would provide two off-street parking spaces per unit, 27' separation between driveway and no on -street parking on curbs. The Builder, Mr. John Wright, was also present. He presented pictures of the homes to be built.