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HomeMy WebLinkAboutS-1100-B Staff AnalysisApril 22, 2004 ITEM NO.: 3 FILE NO.: S-1100-B NAME: Capitol Lakes Estates Tract A — Governor's Manor Preliminary Plat LOCATION: North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Capitol Lakes Estates LLC P.O. Box 13256 Maumelle, AR 72113 ENGINEER: William L. Dean, Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.12 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 45 R-2, Single-family 18 — Ellis Mountain 42.07 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 1327 LF 1. A variance to allow a reduced front lot width on selected lots. 2. A variance to allow a reduced lot depth on selected lots. 3. A variance to allow a reduced minimum lot square footage on selected lots. 4. A variance to allow a reduced front yard building line on selected lots. 5. A variance to allow the development of the subdivision with private streets. A. PROPOSAUREQUEST: The applicant is requesting the subdivision of this 9.12-acre site into 45 single- family lots. The proposed request will result in a density of 4.9 units per acre. There are several waivers and variances being requested as a part of the development. The applicant has requested a reduced front building line, reduced lot depth, reduced lot widths on several of the proposed lots and a reduced minimum lot square footage. The applicant has also indicated the subdivision will be gated and will be developed with private streets. Please see the Analysis April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B section for more detail concerning the requested variances and staff recommendation of each variance being requested. B. EXISTING CONDITIONS: The site is vacant and tree covered. Capitol Hills Boulevard is in place to the south of the proposed subdivision. Rushmore Avenue has also been constructed extending to the south of Capitol Hills Boulevard. A multi -family apartment complex is currently under construction the south of the site. The development will be constructed in three phases and the first phase is mid -way through completion. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from the neighborhood association. All abutting property owners and the Spring Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets must be built to the same standard as public streets. Sidewalks would be required on Pennsylvania Avenue and Governor's Court. 2. Contact David Hathcock (501-371-4808) to confirm proposed names and naming convention of streets. 3. The private entrance gate must be set back to the north to allow three or more cars to wait at the call box without blocking traffic on the arterial. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501-379-1813 - Steve Philpott) for more information. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501-379-1817 — Derrick Bergfiedl) for more information. 2 April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. The proposed storm water detention basin shall be removed from over the existing sewer main or the sewer main will be required to be relocated; at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and installation private fire hydrants will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: The gate opening shall be 20-foot wide at a minimum. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. I SSU ESJTECH N ICAL/D ES I G N: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Bill Dean and Mr. James Dreher were present representing the request. Staff stated the applicant was requesting a preliminary plat to subdivide the site into single-family lots. Staff stated the applicant had indicated the development would be for "patio homes" with reduced setbacks. Staff requested the applicant indicate all proposed setbacks on the proposed preliminary plat. Staff noted if K; April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: 5-1100-B the applicant was also requesting a reduced side yard and rear yard setback, staff would rather handle the reductions at this time and not create multiple Board of Adjustment cases. Staff also requested the applicant indicate the open space areas as Tracts on the proposed preliminary plat. Public Works comments were addressed. Staff noted private streets construction would be required to the same standard as public streets and sidewalks would be required along Pennsylvania Avenue and Governor's Court. Staff also stated the gate should be shifted to the north to allow for the stacking of a minimum of three automobiles. Staff requested the applicant provide grading and drainage plans prior to the start of construction. Staff also requested the applicant provide a template to show the turning radius for trucks. Staff questioned the ability of garbage trucks to properly turn in the proposed cul-de- sacs: Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. Staff noted specifically the comment from the Wastewater Department. -Mr. Dean stated the detention basin would be relocated away from the existing sewer main. 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 preliminary plat to staff on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated all proposed setbacks and indicated the proposed open space areas as tracts. The applicant has also indicated sidewalks as requested by Public Works.* The proposed storm water detention as been relocated away from the existing sewer main located near the southwestern portion of the site. The proposed development indicates an average lot size of fifty -feet by one hundred twenty -feet or 6,000 square feet. The minimum lot size proposed is fifty - feet by one hundred ten -feet or 5,500 square feet. The proposed development will require variances to allow reduced front lot widths, reduced lot depths and reduced lot minimum square footage. A variance is required for Lots 2 — 35 and 38 - 44 for a reduced minimum lot width and a variance is required for Lots 1 — 34 and Lots 37 — 45 for a reduced lot depth. Lots 2 — 35 and 38 — 44 are proposed with square footages less then the required 7,000 square feet. The applicant has also indicated a front building line of twelve and one -half -feet on all the proposed lots adjacent to the interior streets. The applicant has 4 April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B indicated the minimum buildable area on each lot with 2,150 square feet being the minimum proposed and an average buildable area of 2,620 square feet. The applicant has also indicated the side yard setbacks as five feet and a rear yard setback of ten feet. The applicant has indicated the building line adjacent to Capitol Hills Boulevard as thirty-five feet, consistent with the minimum required building line adjacent to an arterial street. The applicant has indicated the development will be enclosed with a six-foot wood fence adjacent to the street and within the required building setback. Maximum fencing height located within the required building setback is four -feet. Staff is supportive of the placement of the six-foot fence within the proposed building setback. The applicant has indicated the development of the subdivision with private streets. Approximately 1,318 linear feet of new street will be added as a result of the development. The development is proposed as a gated community. The applicant has indicated the call box will be located sixty-six feet from the roadway (Capitol Hills Boulevard); sufficient to allow stacking of three cars. The applicant has not indicated a minimum gate opening of twenty -feet as required by the Fire Department. The site plan indicates a minimum opening of thirteen feet with a center island between the two proposed gates. Staff recommends the proposed islands be narrowed to allow this minimum gate opening required by the Fire Department. The applicant has indicated cul-de-sacs with a minimum fifty -foot turning radius. The proposed turning radius is typical for cul-de-sac street development and is adequate to allow turning of city vehicles such as fire and garbage collection trucks. Staff is supportive of the proposed development. The proposed development is indicated as a patio home development and the applicant has indicated a minimum buildable area sufficient to construct homes similar is size to homes in the area. The proposed density of the development is 4.9 units per acre, consistent with single-family development per the City's Future Land Use Plan. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as proposed, there will be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow reduced lot widths for Lots 2-35 and 38 — 44. 5 April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B Staff recommends approval of the requested variance to allow reduced lots depths for Lots 1-34 and 37-45. Staff recommends approval of the requested variance to allow reduced lot minimum square footages for Lots 2-35 and 38-44. Staff recommends approval of the request to allow the development of the subdivision with private streets. Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback adjacent to Capitol Hills Boulevard. Staff recommends the gate openings be constructed to maintain the minimum opening required by the Fire Department. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There was one registered objector present. Staff presented the item indicating there was a correction from the staff write- up and recommendation. Staff stated the call box must be relocated to eliminate the possibility of cars backing onto Capitol Hills Boulevard and the cul-de-sac radius must be increased to allow an 80-foot minimum turning radius. Mr. Dreher stated the applicant would comply with the indicated requirements. Staff noted they were supportive of the proposed request along with the requested variances related to lot development standards. Mr. Ross Phillips addressed the Commission in opposition of the proposed request. He stated the development was very intense and the neighborhood had not met with the developer and had not been given the opportunity to comment on the layout or possible compromises. Mr. Phillips stated his fear was allowing the number of variances requested for the proposed subdivision would set president for west Little Rock subdivision Development. Mr. Phillips stated he was concerned the development was not proposed as a planned development. He stated with a planned development the neighborhood would receive some assurance of the type development that would take place. He stated the developer owned property to the west of the site. He questioned if the entire ownership were to develop with the smaller lot sizes what impact the area development would have on the roadways and congestion. N. April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B There was a general discussion concerning the proposed request and if developments similar to the request had been approved in the past. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. 7 FILE NO.: S-1100-B NAME: Capitol Lakes Estates Tract A — Governor's Manor Preliminary Plat LOCATION: North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Capitol Lakes Estates LLC P.O. Box 13256 Maumelle, AR 72113 ENGINEER: William L. Dean, Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.12 acres NUMBER OF LOTS: 45 FT. NEW STREET: 1327 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCESIWAIVERS REQUESTED: 1. A variance to allow a reduced front lot width on selected lots. 2. A variance to allow a reduced lot depth on selected lots. 3. A variance to allow a reduced minimum lot square footage on selected lots. 4. A variance to allow a reduced front yard building line on selected lots. 5. A variance to allow the development of the subdivision with private streets. A. PROPOSAL/REQUEST: The applicant is requesting the subdivision of this 9.12-acre site into 45 single- family lots. The proposed request will result in a density of 4.9 units per acre. There are several waivers and variances being requested as a part of the development. The applicant has requested a reduced front building line, reduced lot depth, reduced lot widths on several of the proposed lots and a reduced minimum lot square footage. The applicant has also indicated the subdivision will be gated and will be developed with private streets. Please see the Analysis FILE NO.: S-1100-B (Cont. section for more detail concerning the requested variances and staff recommendation of each variance being requested. B. EXISTING CONDITIONS: The site is vacant and tree covered. Capitol Hills Boulevard is in place to the south of the proposed subdivision. Rushmore Avenue has also been constructed extending to the south of Capitol Hills Boulevard. A multi -family apartment complex is currently under construction the south of the site. The development will be constructed in three phases and the first phase is mid -way through completion. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from the neighborhood association. All abutting property owners and the Spring Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1 . Private streets must be built to the same standard as public streets. Sidewalks would be required on Pennsylvania Avenue and Governor's Court. 2. Contact David Hathcock (501-371-4808) to confirm proposed names and naming convention of streets. 3. The private entrance gate must be set back to the north to allow three or more cars to wait at the call box without blocking traffic on the arterial. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501-379-1813 - Steve Philpott) for more information. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501-379-1817 — Derrick Bergfiedl) for more information. 4 FILE NO.: S-1100-B Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. The proposed storm water detention basin shall be removed from over the existing sewer main or the sewer main will be required to be relocated; at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : No comment received. SBC: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and installation private fire hydrants will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: The gate opening shall be 20-foot wide at a minimum. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Bill Dean and Mr. James Dreher were present representing the request. Staff stated the applicant was requesting a preliminary plat to subdivide the site into single-family lots. Staff stated the applicant had indicated the development would be for "patio homes" with reduced setbacks. Staff requested the applicant indicate all proposed setbacks on the proposed preliminary plat. Staff noted if the applicant was also requesting a reduced side yard and rear yard setback, staff would rather handle the reductions at this time and not create multiple Board 3 FILE NO.: S-1100-B (Cont. of Adjustment cases. Staff also requested the applicant indicate the open space areas as Tracts on the proposed preliminary plat. Public Works comments were addressed. Staff noted private streets construction would be required to the same standard as public streets and sidewalks would be required along Pennsylvania Avenue and Governor's Court. Staff also stated the gate should be shifted to the north to allow for the stacking of a minimum of three automobiles. Staff requested the applicant provide grading and drainage plans prior to the start of construction. Staff also requested the applicant provide a template to show the turning radius for trucks. Staff questioned the ability of garbage trucks to properly turn in the proposed cul-de- sacs. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. Staff noted specifically the comment from the Wastewater Department. Mr. Dean stated the detention basin would be relocated away from the existing sewer main. 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 preliminary plat to staff on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated all proposed setbacks and indicated the proposed open space areas as tracts. The applicant has also indicated sidewalks as requested by Public Works. The proposed storm water detention as been relocated away from the existing sewer main located near the southwestern portion of the site. The proposed development indicates an average lot size of fifty -feet by one hundred twenty -feet or 6,000 square feet. The minimum lot size proposed is fifty - feet by one hundred ten -feet or 5,500 square feet. The proposed development will require variances to allow reduced front lot widths, reduced lot depths and reduced lot minimum square footage. A variance is required for Lots 2 — 35 and 38 - 44 for a reduced minimum lot width and a variance is required for Lots 1 — 34 and Lots 37 — 45 for a reduced lot depth. Lots 2 — 35 and 38 — 44 are proposed with square footages less then the required 7,000 square feet. The applicant has also indicated a front building line of twelve and one -half -feet on all the proposed lots adjacent to the interior streets. The applicant has indicated the minimum buildable area on each lot with 2,150 square feet being the minimum proposed and an average buildable area of 2,620 square feet. The applicant has also indicated the side yard setbacks as five feet and a rear yard setback of ten feet. The applicant has indicated the building line adjacent to 4 FILE NO.: S-1100-B Capitol Hills Boulevard as thirty-five feet, consistent with the minimum required building line adjacent to an arterial street. The applicant has indicated the development will be enclosed with a six-foot wood fence adjacent to the street and within the required building setback. Maximum fencing height located within the required building setback is four -feet. Staff is supportive of the placement of the six-foot fence within the proposed building setback. The applicant has indicated the development of the subdivision with private streets. Approximately 1,318 linear feet of new street will be added as a result of the development. The development is proposed as a gated community. The applicant has indicated the call box will be located sixty-six feet from the roadway (Capitol Hills Boulevard); sufficient to allow stacking of three cars. The applicant has not indicated a minimum gate opening of twenty -feet as required by the Fire Department. The site plan indicates a minimum opening of thirteen feet with a center island between the two proposed gates. Staff recommends the proposed islands be narrowed to allow this minimum gate opening required by the Fire Department. The applicant has indicated cul-de-sacs with a minimum fifty -foot turning radius. The proposed turning radius is typical for cul-de-sac street development and is adequate to allow turning of city vehicles such as fire and garbage collection trucks. Staff is supportive of the proposed development. The proposed development is indicated as a patio home development and the applicant has indicated a minimum buildable area sufficient to construct homes similar is size to homes in the area. The proposed density of the development is 4.9 units per acre, consistent with single-family development per the City's Future Land Use Plan. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as proposed, there will be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow reduced lot widths for Lots 2-35 and 38 — 44. Staff recommends approval of the requested variance to allow reduced lots depths for Lots 1-34 and 37-45. Staff recommends approval of the requested variance to allow reduced lot minimum square footages for Lots 2-35 and 38-44. 5 FILE NO.: S-1100-B (Cont. Staff recommends approval of the request to allow the development of the subdivision with private streets. Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback adjacent to Capitol Hills Boulevard. Staff recommends the gate openings be constructed to maintain the minimum opening required by the Fire Department. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There was one registered objector present. Staff presented the item indicating there was a correction from the staff write- up and recommendation. Staff stated the call box must be relocated to eliminate the possibility of cars backing onto Capitol Hills Boulevard and the cul-de-sac radius must be increased to allow an 80-foot minimum turning radius. Mr. Dreher stated the applicant would comply with the indicated requirements. Staff noted they were supportive of the proposed request along with the requested variances related to lot development standards. Mr. Ross Phillips addressed the Commission in opposition of the proposed request. He stated the development was very intense and the neighborhood had not met with the developer and had not been given the opportunity to comment on the layout or possible compromises. Mr. Phillips stated his fear was allowing the number of variances requested for the proposed subdivision would set president for west Little Rock subdivision Development. Mr. Phillips stated he was concerned the development was not proposed as a planned development. He stated with a planned development the neighborhood would receive some assurance of the type development that would take place. He stated the developer owned property to the west of the site. He questioned if the entire ownership were to develop with the smaller lot sizes what impact the area development would have on the roadways and congestion. There was a general discussion concerning the proposed request and if developments similar to the request had been approved in the past. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. April 22, 2004 ITEM NO.: 3 FILE NO.: S-1100-B NAME: Capitol Lakes Estates Tract A — Governor's Manor Preliminary Plat LOCATION: North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Capitol Lakes Estates LLC P.O. Box 13256 Maumelle, AR 72113 ENGINEER: William L. Dean, Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.12 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 45 R-2, Single-family 18 — Ellis Mountain 42.07 VARIANCESANAIVERS REQUESTED: FT. NEW STREET: 1327 LF 1. A variance to allow a reduced front lot width on selected lots. 2. A variance to allow a reduced lot depth on selected lots. 3. A variance to allow a reduced minimum lot square footage on selected lots. 4. A variance to allow a reduced front yard building line on selected lots. 5. A variance to allow the development of the subdivision with private streets. A. PROPOSAUREQUEST: The applicant is requesting the subdivision of this 9.12-acre site into 45 single- family lots. The proposed request will result in a density of 4.9 units per acre. There are several waivers and variances being requested as a part of the development. The applicant has requested a reduced front building line, reduced lot depth, reduced lot widths on several of the proposed lots and a reduced minimum lot square footage. The applicant has also indicated the subdivision will be gated and will be developed with private streets. Please see the Analysis April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B section for more detail concerning the requested variances and staff recommendation of each variance being requested. B. EXISTING CONDITIONS: The site is vacant and tree covered. Capitol Hills Boulevard is in place to the south of the proposed subdivision. Rushmore Avenue has also been constructed extending to the south of Capitol Hills Boulevard. A multi -family apartment complex is currently under construction the south of the site. The development will be constructed in three phases and the first phase is mid -way through completion. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from the neighborhood association. All abutting property owners and the Spring Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets must be built to the same standard as public streets. Sidewalks would be required on Pennsylvania Avenue and Governor's Court. 2. Contact David Hathcock (501-371-4808) to confirm proposed names and naming convention of streets. 3. The private entrance gate must be set back to the north to allow three or more cars to wait at the call box without blocking traffic on the arterial. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501-379-1813 - Steve Philpott) for more information. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501-379-1817 — Derrick Bergfiedl) for more information. 2 April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. The proposed storm water detention basin shall be removed from over the existing sewer main or the sewer main will be required to be relocated; at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Ener : No comment received SBC: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and installation private fire hydrants will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: The gate opening shall be 20-foot wide at a minimum. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Bill Dean and Mr. James Dreher were present representing the request. Staff stated the applicant was requesting a preliminary plat to subdivide the site into single-family lots. Staff stated the applicant had indicated the development would be for "patio homes" with reduced setbacks. Staff requested the applicant indicate all proposed setbacks on the proposed preliminary plat. Staff noted if 3 April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B the applicant was also requesting a reduced side yard and rear yard setback, staff would rather handle the reductions at this time and not create multiple Board of Adjustment cases. Staff also requested the applicant indicate the open space areas as Tracts on the proposed preliminary plat. Public Works comments were addressed. Staff noted private streets construction would be required to the same standard as public streets and sidewalks would be required along Pennsylvania Avenue and Governor's Court. Staff also stated the gate should be shifted to the north to allow for the stacking of a minimum of three automobiles. Staff requested the applicant provide grading and drainage plans prior to the start of construction. Staff also requested the applicant provide a template to show the turning radius for trucks. Staff questioned the ability of garbage trucks to properly turn in the proposed cul-de- sacs. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. Staff noted specifically the comment from the Wastewater Department. Mr. Dean stated the detention basin would be relocated away from the existing sewer main. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. R ANALYSIS: The applicant submitted a revised preliminary plat to staff on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated all proposed setbacks and indicated the proposed open space areas as tracts. The applicant has also indicated sidewalks as requested by Public Works. The proposed storm water detention as been relocated away from the existing sewer main located near the southwestern portion of the site. The proposed development indicates an average lot size of fifty -feet by one hundred twenty -feet or 6,000 square feet. The minimum lot size proposed is fifty - feet by one hundred ten -feet or 5,500 square feet. The proposed development will require variances to allow reduced front lot widths, reduced lot depths and reduced lot minimum square footage. A variance is required for Lots 2 — 35 and 38 - 44 for a reduced minimum lot width and a variance is required for Lots 1 — 34 and Lots 37 — 45 for a reduced lot depth. Lots 2 — 35 and 38 — 44 are proposed with square footages less then the required 7,000 square feet. The applicant has also indicated a front building line of twelve and one -half -feet on all the proposed lots adjacent to the interior streets. The applicant has 0 April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B indicated the minimum buildable area on each lot with 2,150 square feet being the minimum proposed and an average buildable area of 2,620 square feet. The applicant has also indicated the side yard setbacks as five feet and a rear yard setback of ten feet. The applicant has indicated the building line adjacent to Capitol Hills Boulevard as thirty-five feet, consistent with the minimum required building line adjacent to an arterial street. The applicant has indicated the development will be enclosed with a six-foot wood fence adjacent to the street and within the required building setback. Maximum fencing height located within the required building setback is four -feet. Staff is supportive of the placement of the six-foot fence within the proposed building setback. The applicant has indicated the development of the subdivision with private streets. Approximately 1,318 linear feet of new street will be added as a result of the development. The development is proposed as a gated community. The applicant has indicated the call box will be located sixty-six feet from the roadway (Capitol Hills Boulevard); sufficient to allow stacking of three cars. The applicant has not indicated a minimum gate opening of twenty -feet as required by the Fire Department. The site plan indicates a minimum opening of thirteen feet with a center island between the two proposed gates. Staff recommends the proposed islands be narrowed to allow this minimum gate opening required by the Fire Department. The applicant has indicated cul-de-sacs with a minimum fifty -foot turning radius. The proposed turning radius is typical for cul-de-sac street development and is adequate to allow turning of city vehicles such as fire and garbage collection trucks. Staff is supportive of the proposed development. The proposed development is indicated as a patio home development and the applicant has indicated a minimum buildable area sufficient to construct homes similar is size to homes in the area. The proposed density of the development is 4.9 units per acre, consistent with single-family development per the City's Future Land Use Plan. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as proposed, there will be minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow reduced lot widths for Lots 2-35 and 38 — 44. 5 April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1100-B Staff recommends approval of the requested variance to allow reduced lots depths for Lots 1-34 and 37-45. Staff recommends approval of the requested variance to allow reduced lot minimum square footages for Lots 2-35 and 38-44. Staff recommends approval of the request to allow the development of the subdivision with private streets. Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback adjacent to Capitol Hills Boulevard. Staff recommends the gate openings be constructed to maintain the minimum opening required by the Fire Department. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There was one registered objector present. Staff presented the item indicating there was a correction from the staff write- up and recommendation. Staff stated the call box must be relocated to eliminate the possibility of cars backing onto Capitol Hills Boulevard and the cul-de-sac radius must be increased to allow an 80-foot minimum turning radius. Mr. Dreher stated the applicant would comply with the indicated requirements. Staff noted they were supportive of the proposed request along with the requested variances related to lot development standards. Mr. Ross Phillips addressed the Commission in opposition of the proposed request. He stated the development was very intense and the neighborhood had not met with the developer and had not been given the opportunity to comment on the layout or possible compromises. Mr. Phillips stated his fear was allowing the number of variances requested for the proposed subdivision would set president for west Little Rock subdivision Development. Mr. Phillips stated he was concerned the develop development. He stated with a planned develops some assurance of the type development that developer owned property to the west of the site. were to develop with the smaller lot sizes what have on the roadways and congestion. nent was not proposed as a planned vent the neighborhood would receive would take place. He stated the He questioned if the entire ownership impact the area development would A April 22, 2004 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: S-1100-B There was a general discussion concerning the proposed request and if developments similar to the request had been approved in the past. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. 7