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HomeMy WebLinkAboutS-1313-F Staff AnalysisITEM NO.: 4 FILE NO.: S-1313-F NAME: Woodlands Edge Revised Preliminary Plat OQ n LOCATION: West of Brodie Creek Trail on Woodlands Trail Planning Staff Comments:` 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Verify the front lot dimension of Lot 43 - Phase 10. 3. Provide lots proposed with a 25-foot rear yard setback on the proposed preliminary plat. 4. Provide the buildable area for Lot 101, 114 and 137 Phase 6 and Lot 6 Phase 8. 5. Label all areas to be designated as green space as "Tracts". 6. Indicate the proposed building line for Lots 101 and 102 Block 2 Phase 6 and Lots 36 and 37 Block 5 Phase 10. 7. Provide the name/address and source of title of the landowner. 8. Provide the zoning classification of the plat boundary and the abutting areas shown. 9. Provide a phasing plan. Indicate in the general notes section of the proposed preliminary plat lots to be developed in each phase. Varia ce/Waivers: 1. A variance to allow a red ced 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 P� 4. A variance to allow a reduced front yard building line on selected lots. �. 5. A variance to allow the creation of pipe stem lots. t�,{ �'6. A variance to allow reduced rear yard setbacks on selected lots. 7. A variance to allow selected streets to develop as private streets. 8. A variance to allow street grades to exceed the maximum allowed. �1 1� �O . A variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of-way along Woodlands Trails. 10.A variance to aa[low - a reduced right[ -'of -way along Mead owsend Drive to the west. Public Works: p,��.zc�_ -{-'-� ; �0o t- bL,,-Qq+ v 1. Provide a list showing the previously approved design standard variances, and the � '\ k2�Reducenew r,ances required in this standard tees and cul -de-sacs do not provide adequate manuverin room p q 9 qpv� b for modern waste collection vehicles. t 'n V't`o 6 to --,�cld 3. Very long streets such as Treeline Point and streets that are planned for extension such as the west leg of Tallgrass Loop should be designed to standard residential sections. 4. Additional drainage easements between lots need to be platted at several locations such as along Foxfield. 5. No trash collection services will be provided on Winter Cress private drive. 6. Provide an topographic map showing the location of the Master Street Plan connection to the north to Kirby Road. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. 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 water main extension a 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: 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. Planning Division: No comment. Land! gg pe: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, April 7, 2004. April 22, 2004 ITEM NO.: 4 FILE NO.: S-1313-F NAME: Woodlands Edge Revised Preliminary Plat LOCATION: West of Brodie Creek on Woodlands Trails DEVELOPER: Rocket Properties LLC P.O. Box 3157 Little Rock, AR 72203 ENGINEER: The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203-3837 AREA: 118.6 acres NUMBER OF LOTS: 235 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCESNVAIVERS REQUESTED: FT. NEW STREET: 14,661 LF 1. A variance to allow a reduced lot depth on selected lots. 2. A variance to allow a reduced minimum lot square footage on selected lots. 3. A variance to allow a reduced front yard building line on selected lots. 4. A variance to allow the creation of pipe stem lots. 5. A variance to allow the creation of lots without public street frontage. 6. A variance to allow reduced rear yard setbacks on selected lots. 7. A variance to allow street grades to exceed the maximum allowed. 8. A variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of-way along Woodlands Trails. 9. A variance to allow a reduced right-of-way along Meadowsend Drive to the west. 10. A variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum. 11. A variance to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically. 12. A variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. April 22, 2004 SUBDIVISIO ITEM NO.: 4 Cont. FILE NO.: S-1313-F BACKGROUND: Woodlands Edge was originally approved in August 2001, as a 214-acre subdivision with 466 residential lots and 28,500 linear feet of new street. In the applicant's original cover letter he indicated "This new neighborhood would preserve approximately 70 acres of greenbelts and open spaces and would feature a neighborhood park with connecting trails, sidewalks and footpaths. The development plan and site engineering for the Woodlands would be done in such a way as to reduce the impact of development on the land." The applicant indicated he was not only trying to preserve as many trees as possible in the development, but was also trying to reduce the amount of excavation and fill required to create roadways and buildings sites. The applicant stated the desire was to limit disruption of the site's hydrology by allowing the surface runoff to continue to flow in undisturbed natural basins. The cover letter also indicated the basis of the request for a reduced design standard for Woodlands Trail. The principal roadway through the property is shown on the City's Master Street Plan as a collector street. The applicant indicated no lots would front the roadway except for thirteen of the lots on the eastern end. The applicant also indicated the roadway would be lined with wooded green belts ranging from 25-feet to over 200- feet in width on each side. In addition, the applicant indicated three traffic -calming circles approximately 1200 to 1300 feet apart along the roadway. The circles, or roundabouts, were to be designed not only to slow traffic, but also to discourage through traffic. The applicant stated the desire was to preserve more trees by allowing them to remain close to the edge of the roadway. The proposal included along the collector street (Woodlands Trails), the sidewalks and trails were planned to meander within the green belts and open spaces. The property owners' association would maintain these sidewalks and trails when located on commonly owned property. The applicant stated the desire was to create a neighborhood that looks and feels more like a wooded setting where residents could more fully enjoy the natural character of the land. The applicant also indicated by retaining more trees and minimizing the impact of development on the land, they would be able to create a higher quality neighborhood through environmentally responsible and sustainable site development and techniques. Through various ordinances adopted by the Little Rock Board of Directors variances for the Woodlands Edge Preliminary Plat have been established. The developer has indicated the desire is to continue the development as previously proposed and approved. K April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F A. PROPOSAUREQUEST: Woodlands Edge has designed six phases and constructed improvements in four phases of the development as of this date. The applicant is requesting the revision to a previously reviewed preliminary plat for Phases 8, 9 and 10. The applicant has indicated upon completion, there will be a total of 11 phases. The current proposal includes a total land area of 118.6 acres and the creation of 235 single-family lots. The applicant has indicated reduced rear yard setbacks will be sought adjacent to dedicated green spaces and a reduced building line for corner lots. The applicant has also requested the continuation of a reduced design standard for collector streets to continue the existing street design through the subdivision. In addition, the applicant is requesting several variances to allow the development to occur. The developer has indicated the property is extremely steep and the philosophy of the developer is to allow for large areas of green space and allow natural drainage ways to remain undisturbed behind the lots. The development follows the natural lay of the land allowing for areas that will remain as natural areas as green space and park areas. Please see the analysis section of this report for more detail concerning the proposed variances and staff recommendation. B. EXISTING CONDITIONS: The site is vacant and wooded with varying degrees of slopes. Olds Lane is contained within the proposed plat area and currently has a scattering of single- family homes. Woodlands Edge has begun developing the first phases to the east of the site and Cherry Creek Subdivision is located to the north of the proposed plat area. A portion of the site is currently zoned PRD as a part of the former Brodie Creek Development Plan. The remainder of the area is currently zoned R-2 Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The primary concern relates to drainage of the site and the maintenance of existing creeks located within the area. All abutting property owners and John Barrow Neighborhood Association were notified of the public hearing. t� April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a list showing the previously approved design standard variances, and the new variances required in this application. 2. Reduce standard tees and cul-de-sacs do not provide adequate maneuvering room for modern waste collection vehicles. 3. Very long streets such as Treeline Point and streets that are planned for extension such as the west leg of Tallgrass Loop should be designed to standard residential sections. 4. Additional drainage easements between lots need to be platted at several locations such as along Foxfield. 5. No trash collection services will be provided on Winter Cress private drive. 6. Provide a topographic map showing the location of the Master Street Plan connection to the north to Kirby Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point _EnerpY: 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 water main extension a 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: 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. I:! April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT; (April 1, 2004) The applicant was present representing the request. Staff noted the proposed preliminary plat would require several variances to allow the development. Staff also noted the previous phases also included several variances to allow them to develop as well. Staff stated the applicant was working to preserve the existing topography and as many existing trees as possible as a part of the development. Staff requested the applicant provide additional information concerning four of the proposed lots. Staff requested the applicant indicate buildable areas on the proposed preliminary plat to ensure there was sufficient area for construction of a new home if approved in the indicated configuration. Staff also requested the applicant indicate the proposed building line for the four proposed pipe stem lots. Public works comments were addressed. Staff stated the proposed right-of-way was not sufficient to meet the Master Street Plan Standard. Staff stated the areas, which had been allowed reduced right-of-ways were in areas that lots were not accessing the roadway. Staff also noted an overall topographic map should be provided indicating the location of the Master Street Plan connection to the north at Kirby Road. Staff noted garbage collection would not be provided on private streets. Staff also noted there were concerns with a few of the indicated hammerheads. Staff stated the desired width was eighteen feet with eighty feet for the hammerhead. The applicant indicated a meeting with Public Works was desirable to resolve outstanding issues. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant also met independently with staff to further address concerns related to lot layout and street design. l•� April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-1313-F The applicant has indicated the buildable areas for the lots requested by staff. The lots indicated are not sufficient to meet the minimum square footage required by the Subdivision Ordinance. The applicant has indicated sufficient area for construction of new homes on these lots. The applicant has also indicated reduced side yard and or reduced rear yard setbacks on Lot 10land 114 Block 2, Lot 6 Block 11 and Lot 6 Block 12. The side yard setback is proposed as five feet and the rear yard setbacks are proposed as fifteen feet. Staff is supportive of this request to allow reduced lot size and reduced setbacks. The applicant has indicated a reduced front building line of fifteen feet for Lots 90 — 93, 101 — 103, 114 — 116 Block 2, Lots 4 — 7 Block 5, Lots 3 — 6 Block 12, Lots 3 — 5, 7 — 11 and 22 — 26 Block 13. The applicant has indicated a reduced front building line of twenty -feet for Lots 86 — 89 Block 2. Staff is supportive of this request. The requested reduced building lines are adjacent to cul-de-sacs. Staff feels if the applicant had provided the average lot width as required by the Subdivision Ordinance, a variance for the requested lots would not be required. If a variance is required on the indicated lots the reduced setback would have minimal adverse impact on the adjoining properties. The applicant has indicated a reduced rear yard setback of fifteen feet on all lots. Staff is supportive of this request. The lots abut dedicated Tracts, which will remain as open space. Staff feels this will minimize any adverse impact of the reduced rear yard setback. The applicant has indicated Lot 37 Block 5 will be developed as a pipe stem lot. The applicant has indicated a twenty -foot width of the pipe stem and a one hundred foot depth. The applicant is seeking a variance for a reduced width of the pipe stem. The Subdivision Ordinance requires a minimum width of thirty - feet. The indicated depth is consistent with the required depth of a pipe stem lot per the Subdivision Ordinance. Staff is supportive of this request. The applicant is requesting a variance to allow the creation of a lot without public street frontage. Lot 36 Block 5 will be served by a twenty -foot access and utility easement. Staff is supportive of this request. The indicated lots to provide access to Lot 36 Block 5 are proposed as ninety -feet with a ten -foot access being provided from each of the lots. This should allow for sufficient buildable area on each lot minimizing the negative impact for potential homeowners. The applicant has indicated a reduced lot depth for the following lots: Lots 101 — 102 Block 2, Lot 139 Block 5, Lot 6 Block 11, Lots 7 and 14 Block 12 and Lots 1 — 11, 13, 23 and 26 — 27 Block 13. Staff is supportive of the request. The indicated lots will are in areas of cul-de-sacs and all proposed lots abut a dedicated Tract indicated as open space. A April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F The applicant has indicated a variance to allow street grades to exceed the maximum allowed, a variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of-way along Woodlands Trails, a variance to allow a reduced right-of-way along Meadowsend Drive to the west, a variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum and a reduction in the design standard to that of a residential street horizontally and vertically. Staff is somewhat supportive of the requested reduction in design standard for street construction. The applicant has indicated due to topography and design the reduced standards will have minimal adverse impact. Staff is sensitive to the proposed subdivision and the design that has been proposed to least impact the environment by relocating streets around existing significant trees and maintaining streets on ridges away from natural drainage ways. Staff will continue to work with the applicant on the requested variances to not create any sight distance problems or safety issues. The proposed design includes a variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. Staff is supportive of this request. The indicated roadway will continue through the development as was previously approved, including traffic calming devises to slow traffic. The applicant has also indicated to the west of the proposed plat area, located in a future phase, the street will be widened to the standard width for a collector street. Staff is supportive of the proposed preliminary plat and the requested variances. The request is a continuation of an existing subdivision development. The request is consistent with previous development and the previous development has had minimal impact on area properties. The proposed preliminary plat indicates access to abutting properties not in the applicant's ownership thus eliminating landlocked parcels abutting the proposed plat area. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as proposed, there should 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 a reduced lot depth on selected lots. Staff recommends approval of the requested variance to allow a reduced minimum lot square footage on selected lots. 7 April 22, 2004 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1313-F Staff recommends approval of the requested variance to allow a reduced front yard building line on selected lots. Staff recommends approval of the requested variance to allow the creation of pipe stem lots. Staff recommends approval of the requested variance to allow the creation of lots without public street frontage. Staff recommends approval of the requested variance to allow reduced rear yard setbacks on selected lots. Staff recommends approval of the requested variance to allow street grades to exceed the maximum allowed. Staff recommends approval of the requested variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of- way along Woodlands Trails. Staff recommends approval of the requested variance to allow a reduced right-of- way along Meadowsend Drive to the west. Staff recommends approval of the requested variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum. Staff recommends approval of the requested variance to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically. Staff recommends approval of the requested variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff also presented a recommendation of approval of the requested variance to allow a reduced lot depth on selected lots, the variance to allow a reduced minimum lot square footage on selected lots, the variance request to allow a reduced front yard building line on selected lots, the variance request to allow the creation of pipe stem lots, the variance request to allow the creation of lots without public street frontage and the variance request to allow reduced rear yard setbacks on selected lots. April 22, 2004 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1313-F Staff also presented a recommendation of approval of the requested variance to allow street grades to exceed the maximum allowed, the variance request to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of- way along Woodlands Trails, the variance request to allow a reduced right-of-way along Meadowsend Drive to the west, the variance request to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum, the variance request to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically and the variance request to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. A FILE NO.: S-1313-F NAME: Woodlands Edge Revised Preliminary Plat LOCATION: West of Brodie Creek on Woodlands Trails DEVELOPER: Rocket Properties LLC P.O. Box 3157 Little Rock, AR 72203 ENGINEER: The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203-3837 AREA: 118.6 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 235 R-2, Single-family 18 — Ellis Mountain 42.07 VARIANCESM/AIVERS REQUESTED: FT. NEW STREET: 14,661 LF 1. A variance to allow a reduced lot depth on selected lots. 2. A variance to allow a reduced minimum lot square footage on selected lots. 3. A variance to allow a reduced front yard building line on selected lots. 4. A variance to allow the creation of pipe stem lots. 5. A variance to allow the creation of lots without public street frontage. 6. A variance to allow reduced rear yard setbacks on selected lots. 7. A variance to allow street grades to exceed the maximum allowed. 8. A variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of-way along Woodlands Trails. 9. A variance to allow a reduced right-of-way along Meadowsend Drive to the west. 10.A variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum. 11.A variance to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically. 12.A variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. FILE NO.: S-1313-F (Cont.) BACKGROUND: Woodlands Edge was originally approved in August 2001, as a 214-acre subdivision with 466 residential lots and 28,500 linear feet of new street. In the applicant's original cover letter he indicated "This new neighborhood would preserve approximately 70 acres of greenbelts and open spaces and would feature a neighborhood park with connecting trails, sidewalks and footpaths. The development plan and site engineering for the Woodlands would be done in such a way as to reduce the impact of development on the land." The applicant indicated he was not only trying to preserve as many trees as possible in the development, but was also trying to reduce the amount of excavation and fill required to create roadways and buildings sites. The applicant stated the desire was to limit disruption of the site's hydrology by allowing the surface runoff to continue to flow in undisturbed natural basins. The cover letter also indicated the basis of the request for a reduced design standard for Woodlands Trail. The principal roadway through the property is shown on the City's Master Street Plan as a collector street. The applicant indicated no lots would front the roadway except for thirteen of the lots on the eastern end. The applicant also indicated the roadway would be lined with wooded green belts ranging from 25-feet to over 200- feet in width on each side. In addition, the applicant indicated three traffic -calming circles approximately 1200 to 1300 feet apart along the roadway. The circles, or roundabouts, were to be designed not only to slow traffic, but also to discourage through traffic. The applicant stated the desire was to preserve more trees by allowing them to remain close to the edge of the roadway. The proposal included along the collector street (Woodlands Trails), the sidewalks and trails were planned to meander within the green belts and open spaces. The property owners' association would maintain these sidewalks and trails when located on commonly owned property. The applicant stated the desire was to create a neighborhood that looks and feels more like a wooded setting where residents could more fully enjoy the natural character of the land. The applicant also indicated by retaining more trees and minimizing the impact of development on the land, they would be able to create a higher quality neighborhood through environmentally responsible and sustainable site development and techniques. Through various ordinances adopted by the Little Rock Board of Directors variances for the Woodlands Edge Preliminary Plat have been established. The developer has indicated the desire is to continue the development as previously proposed and approved. A. PROPOSAUREQUEST: Woodlands Edge has designed six phases and constructed improvements in four phases of the development as of this date. The applicant is requesting the revision to a previously reviewed preliminary plat for Phases 8, 9 and 10. The applicant has indicated upon completion, there will be a total of 11 phases. 4 FILE NO.: S-1313-F Cont. The current proposal includes a total land area of 118.6 acres and the creation of 235 single-family lots. The applicant has indicated reduced rear yard setbacks will be sought adjacent to dedicated green spaces and a reduced building line for corner lots. The applicant has also requested the continuation of a reduced design standard for collector streets to continue the existing street design through the subdivision. In addition, the applicant is requesting several variances to allow the development to occur. The developer has indicated the property is extremely steep and the philosophy of the developer is to allow for large areas of green space and allow natural drainage ways to remain undisturbed behind the lots. The development follows the natural lay of the land allowing for areas that will remain as natural areas as green space and park areas. Please see the analysis section of this report for more detail concerning the proposed variances and staff recommendation. B. EXISTING CONDITIONS: The site is vacant and wooded with varying degrees of slopes. Olds Lane is contained within the proposed plat area and currently has a scattering of single- family homes. Woodlands Edge has begun developing the first phases to the east of the site and Cherry Creek Subdivision is located to the north of the proposed plat area. A portion of the site is currently zoned PRD as a part of the former Brodie Creek Development Plan. The remainder of the area is currently zoned R-2 Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The primary concern relates to drainage of the site and the maintenance of existing creeks located within the area. All abutting property owners and John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a list showing the previously approved design standard variances, and the new variances required in this application. 2. Reduce standard tees and cul-de-sacs do not provide adequate maneuvering room for modern waste collection vehicles. 3. Very long streets such as Treeline Point and streets that are planned for extension such as the west leg of Tallgrass Loop should be designed to standard residential sections. 3 FILE NO.: S-1313-F Cant. 4. Additional drainage easements between lots need to be platted at several locations such as along Foxfield. 5. No trash collection services will be provided on Winter Cress private drive. 6. Provide a topographic map showing the location of the Master Street Plan connection to the north to Kirby Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. 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 water main extension a 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: 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) The applicant was present representing the request. Staff noted the proposed preliminary plat would require several variances to allow the development. Staff also noted the previous phases also included several variances to allow them to develop as well. Staff stated the applicant was working to preserve the existing topography and as many existing trees as possible as a part of the development. Staff requested the applicant provide additional information concerning four of the proposed lots. Staff requested the applicant indicate buildable areas on the 4 FILE NO.: S-1313-F Cant. proposed preliminary plat to ensure there was sufficient area for construction of a new home if approved in the indicated configuration. Staff also requested the applicant indicate the proposed building line for the four proposed pipe stem lots. Public works comments were addressed. Staff stated the proposed right-of-way was not sufficient to meet the Master Street Plan Standard. Staff stated the areas, which had been allowed reduced right-of-ways were in areas that lots were not accessing the roadway. Staff also noted an overall topographic map should be provided indicating the location of the Master Street Plan connection to the north at Kirby Road. Staff noted garbage collection would not be provided on private streets. Staff also noted there were concerns with a few of the indicated hammerheads. Staff stated the desired width was eighteen feet with eighty feet for the hammerhead. The applicant indicated a meeting with Public Works was desirable to resolve outstanding issues. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant also met independently with staff to further address concerns related to lot layout and street design. The applicant has indicated the buildable areas for the lots requested by staff. The lots indicated are not sufficient to meet the minimum square footage required by the Subdivision Ordinance. The applicant has indicated sufficient area for construction of new homes on these lots. The applicant has also indicated reduced side yard and or reduced rear yard setbacks on Lot 101 and 114 Block 2, Lot 6 Block 11 and Lot 6 Block 12. The side yard setback is proposed as five feet and the rear yard setbacks are proposed as fifteen feet. Staff is supportive of this request to allow reduced lot size and reduced setbacks. The applicant has indicated a reduced front building line of fifteen feet for Lots 90 — 93, 101 — 103, 114 —116 Block 2, Lots 4 — 7 Block 5, Lots 3 — 6 Block 12, Lots 3 — 5, 7 — 11 and 22 — 26 Block 13. The applicant has indicated a reduced front building line of twenty -feet for Lots 86 — 89 Block 2. Staff is supportive of this request. The requested reduced building lines are adjacent to cul-de-sacs. Staff feels if the applicant had provided the average lot width as required by the Subdivision Ordinance, a variance for the requested lots would not be required. If a variance is required on the indicated lots the reduced setback would have minimal adverse impact on the adjoining properties. 5 FILE NO.: S-1313-F (Cont. The applicant has indicated a reduced rear yard setback of fifteen feet on all lots. Staff is supportive of this request. The lots abut dedicated Tracts, which will remain as open space. Staff feels this will minimize any adverse impact of the reduced rear yard setback. The applicant has indicated Lot 37 Block 5 will be developed as a pipe stem lot. The applicant has indicated a twenty -foot width of the pipe stem and a one hundred foot depth. The applicant is seeking a variance for a reduced width of the pipe stem. The Subdivision Ordinance requires a minimum width of thirty - feet. The indicated depth is consistent with the required depth of a pipe stem lot per the Subdivision Ordinance. Staff is supportive of this request. The applicant is requesting a variance to allow the creation of a lot without public street frontage. Lot 36 Block 5 will be served by a twenty -foot access and utility easement. Staff is supportive of this request. The indicated lots to provide access to Lot 36 Block 5 are proposed as ninety -feet with a ten -foot access being provided from each of the lots. This should allow for sufficient buildable area on each lot minimizing the negative impact for potential homeowners. The applicant has indicated a reduced lot depth for the following lots: Lots 101 — 102 Block 2, Lot 139 Block 5, Lot 6 Block 11, Lots 7 and 14 Block 12 and Lots 1 — 11, 13, 23 and 26 — 27 Block 13. Staff is supportive of the request. The indicated lots will are in areas of cul-de-sacs and all proposed lots abut a dedicated Tract indicated as open space. The applicant has indicated a variance to allow street grades to exceed the maximum allowed, a variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of-way along Woodlands Trails, a variance to allow a reduced right-of-way along Meadowsend Drive to the west, a variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum and a reduction in the design standard to that of a residential street horizontally and vertically. Staff is somewhat supportive of the requested reduction in design standard for street construction. The applicant has indicated due to topography and design the reduced standards will have minimal adverse impact. Staff is sensitive to the proposed subdivision and the design that has been proposed to least impact the environment by relocating streets around existing significant trees and maintaining streets on ridges away from natural drainage ways. Staff will continue to work with the applicant on the requested variances to not create any sight distance problems or safety issues. The proposed design includes a variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. Staff is supportive of this request. The indicated roadway will continue through the development as was previously approved, including traffic calming devises to slow traffic. The applicant has also indicated to the west of the proposed plat area, located in a future phase, the street will be widened to the standard width for a collector street. 0 FILE NO.: S-1313-F (Cont. Staff is supportive of the proposed preliminary plat and the requested variances. The request is a continuation of an existing subdivision development. The request is consistent with previous development and the previous development has had minimal impact on area properties. The proposed preliminary plat indicates access to abutting properties not in the applicant's ownership thus eliminating landlocked parcels abutting the proposed plat area. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as proposed, there should be minimal impact on the adjoining properties. G�_1�:73�i ► � ► � ► � _ rC�7�G 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 a reduced lot depth on selected lots. Staff recommends approval of the requested variance to allow a reduced minimum lot square footage on selected lots. Staff recommends approval of the requested variance to allow a reduced front yard building line on selected lots. Staff recommends approval of the requested variance to allow the creation of pipe stem lots. Staff recommends approval of the requested variance to allow the creation of lots without public street frontage. Staff recommends approval of the requested variance to allow reduced rear yard setbacks on selected lots. Staff recommends approval of the requested variance to allow street grades to exceed the maximum allowed. Staff recommends approval of the requested variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of- way along Woodlands Trails. Staff recommends approval of the requested variance to allow a reduced right-of- way along Meadowsend Drive to the west. Staff recommends approval of the requested variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum. 7 FILE NO.: S-1313-F Cont.) Staff recommends approval of the requested variance to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically. Staff recommends approval of the requested variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff also presented a recommendation of approval of the requested variance to allow a reduced lot depth on selected lots, the variance to allow a reduced minimum lot square footage on selected lots, the variance request to allow a reduced front yard building line on selected lots, the variance request to allow the creation of pipe stem lots, the variance request to allow the creation of lots without public street frontage and the variance request to allow reduced rear yard setbacks on selected lots. Staff also presented a recommendation of approval of the requested variance to allow street grades to exceed the maximum allowed, the variance request to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of- way along Woodlands Trails, the variance request to allow a reduced right-of-way along Meadowsend Drive to the west, the variance request to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum, the variance request to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically and the variance request to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 0 December 4, 2003 ITEM NO.: 2 NAME: Woodlands Edge Preliminary Plat LOCATION: near Sweet Grass Drive and Woodland Trails DEVELOPER: Rocket Properties P.O. Box 3157 Little Rock, AR 72203 FNGINFFR- The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203-3837 FILE NO.: AREA: 70 acres NUMBER OF LOTS: 78 FT. NEW STREET: 4,450 CURRENT ZONING: PRD — Planned Residential Development PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIAN C ESNVAIVE RS REQUESTED: 1. A variance to allow increased street grades to exceed maximum allowed. 2. A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 (15-feet). 3. A variance to allow Lot 36, 56 of Block 20 to have a reduced minimum lot width for a corner lot. 4. A variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. 5. A variance to allow a reduced rear yard setback (15-feet) in areas where lots abut dedicated green space. December 4, 2003 SUBDIVISION ITEM NO.: 2 (Cont. BACKGROUND: FILE NO.: S-1313-E Woodlands Edge was originally approved in August 2001, as a 214-acre subdivision with 466 residential lots and 28,500 linear feet of new street. In the applicant's original cover letter he indicated "This new neighborhood would preserve approximately 70 acres of greenbelts and open spaces and would feature a neighborhood park with connecting trails, sidewalks and footpaths. The development plan and site engineering for the Woodlands would be done in such a way as to reduce the impact of development on the land." The applicant indicated they was not only trying to preserve as many trees as possible in the development, but was also trying to reduce the amount of excavation and fill required to create roadways and buildings sites. The applicant stated the desire was to limit disruption of the site's hydrology by allowing the surface runoff to continue to flow in undisturbed natural basins. The cover letter also indicated the basis of the request for a reduced design standard for Woodlands Trail. The principal roadway through the property is shown on the City's Master Street Plan as a collector street. The applicant indicated no lots would front the roadway except for thirteen of the lots on the eastern end. The applicant also indicated the roadway would be lined with wooded green belts ranging from 25-feet to over 200- feet in width on each side. In addition, the applicant indicated three traffic -calming circles approximately 1200 to 1300 feet apart along the roadway. The circles, or roundabouts, were to be designed not only to slow traffic, but also to discourage through traffic. The applicant stated the desire was to preserve more trees by allowing them to remain close to the edge of the roadway. The proposal included along the collector street, the sidewalks and trails were planned to meander within the green belts and open spaces. The property owners' association would maintain these sidewalks and trails when located on commonly owned property. The applicant stated the desire was to create a neighborhood that looks and feels more like a wooded setting where residents could more fully enjoy the natural character of the land. The applicant also indicated by retaining more trees and minimizing the impact of development on the land, they would be able to create a higher quality neighborhood through environmentally responsible and sustainable site development and techniques. Ordinance No. 18,539 established variances for the Woodlands Edge Preliminary Plat and Ordinance No. 18,538, (both adopted by the Little Rock Board of Directors August 21, 2001) allowed for a reduced design standard for Woodlands Trail in Woodlands Edge Subdivision. The approval allowed certain lots to be created as lots without public street frontage and certain lots to be created as pipe stem lots with reduced standards. Woodlands Trail was to be constructed with a 45-foot right-of-way and 28-feet of pavement with sidewalks placed outside the right-of-way in a dedicated easement not less than 10-feet in width. 2 December 4, 2003 SUBDIVISION ITEM NO.: 2 (Cont. A. PROPOSAUREQUEST: FILE NO.: S-1313-E The applicant proposes to add to the subdivision by subdividing approximately 70-acres into 78 single-family lots and areas of green space. The applicant is proposing the average lot size to be 11,489 square feet and the minimum lot size to be 8,402 square feet. The applicant is proposing 4,450 linear feet of new street to be added as a result of the platting. The applicant is requesting several waivers and variances from city ordinances. The applicant is requesting street grades, which exceed the maximum allowed, platted building lines of 15-feet in various locations and a reduced rear yard setback of 15-feet on lots abutting dedicated green space. The applicant is requesting corner lots to have a reduced lot width and two of the lots to have a reduced lot area. More detail of the requested waivers and variances is listed in paragraph H along with the staff recommendation of each request. The applicant is requesting the current PRD zoning be revoked and R-2, Single- family zoning be restored. B. EXISTING CONDITIONS: The site is vacant and wooded with varying degrees of slopes. Olds Lane is contained within the proposed plat area and currently has a scattering of single- family homes. Woodlands Edge has begun developing the first phases to the east of the site and Cherry Creek Subdivision is located to the north of the proposed plat area. The site is currently zoned PRD as a part of the former Brodie Creek Development Plan. The area to the south is currently zoned R-2 Single-family as is the area to the east. The proposed 36t" Street connection is located south of the proposed plat area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The John Barrow Neighborhood Association and all property owners abutting the proposed development were notified of the public hearing. 3 December 4, 2003 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: 5-1313-E D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sweet Grass Drive will function as and needs to be designed as a collector. Unlike Woodlands Trail, lots take direct access from this street. 2. Brodie Creek bridge crossing needs to be designed to AHTD standards. A letter of map revision may be required (FEMA). 3. While the typical section shows sidewalks, the locations should also be shown on the plan. Identify any variances requested. 4. A grading permit is 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. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. Alteration of water courses will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 7. A special Grading Permit for Flood Hazard areas will be required per Section 8-283 prior to the construction. 8. The minimum finish floor elevation is required to be shown on the plat and grading plans for those lots located in the floodplain. Show the limits of the floodplain at all locations. 9. The floodway area needs to be platted as an easement or dedicated to the City. In addition, a 25-foot floodway easement needs to be platted adjacent to the floodway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. 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. Water main extensions will be required for this project. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. 4 December 4, 2003 SUBDIVISION NO.: 2 (Cont. FILE NO.: S-1313-E 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: All public and private streets must meet the Master Street Plan requirement. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) The applicant was present representing the request. Staff presented the item with a brief overview of the previously approved preliminary plat currently under construction. The applicant indicated they were no longer requesting a review of the northern portion of the plat area and requested a deferral of that portion only. Staff suggested the applicant withdraw the request for the northern portion and re -file when the design was secured. The applicant stated several of the variances were related to the northern portion. Staff requested additional information be shown on the proposed preliminary plat with regard to the source of water, the source of wastewater disposal, the storm drainage analysis and the preliminary storm drainage plan. Staff also requested the applicant request through a letter the PRD zoning be revoked on the site restoring the R-2, Single-family zoning. Public Works comments were addressed. Staff noted storm water detention would apply to the development. The applicant indicated a lake would be constructed along the western edge of the plat boundary. The applicant stated they would furnish additional information to staff. Staff stated there were concerns of allowing Sweet Grass Drive to be constructed to the requested design standard. Staff stated with the proposed number of lots and the roadway eventually connecting to West 36th Street, Sweet Grass Drive would function as a collector street even though the street was not shown on the Master Street Plan as a collector street. Staff stated Sweet Grass Drive was not 5 December 4, 2003 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: the same as Woodlands Trail since there were a large number of lots taking access to Sweet Grass and this was not the case on Woodlands Trail. After a lengthy discussion of the proposed roadway and rights -of -way, staff suggested the applicant meet with Public Works and Planning prior to the public hearing to resolve as many outstanding issues as possible. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the source of water and the source of disposal of wastewater on the proposed preliminary plat, Central Arkansas Water and Little Rock Wastewater respectively. The applicant has also indicated the names of platted subdivisions abutting the plat area and has shown the names of owners of all unplatted tracts abutting the plat area and the names of owners of platted tracts in excess of two and one-half acres. The applicant met with staff to discuss Sweet Grass Drive and the proposed design standard. Staff is agreeable the proposed design standard of a residential street is acceptable. The applicant is proposing 26-foot of pavement with 50-foot right-of-way and the street to stub to properties located to the south. The applicant has indicated the development of the area with 78 single-family homes at a density of 0.91 units per acre. The applicant has indicated there is an additional 70 to 100 acres lying south of the site that is "developable". The applicant has indicated a connection to the proposed West 36t" Street Extension will not be made, if the area to the south develops or if a connection is made the two subdivisions will not be connected through street design to ensure a "cut - through" the neighborhood is not developed. The applicant is requesting several waivers and variances from the Subdivision Ordinance. The applicant is requesting a variance to allow increased street grades to exceed maximum allowed. The applicant has indicated in most areas the grades will be met but in some areas the grades may exceed the minimum allowed. The applicant has indicated with the reduced street widths to minor residential street and residential street standard, the grades will be more easily achieved. Staff is supportive of the request to allow the increased grades. The applicant is also requesting a variance to allow a reduced platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15- feet. The areas with the reduced platted building lines are in areas abutting cul- de-sacs or street bulbs with the exception of Lots 34 — 36 of Block 20. Staff is supportive of the request to allow the lots to develop with a reduced platted December 4, 2003 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1313-E building line. The topography of the site is such that a reduced building line is necessary to allow the lots to develop with preservation in mind. The entire development has been constructed with conservation and preservation of green space. If the lots develop with the typical 25-foot platted building line, the applicant would reduce the designated green space along the rear of these lots. The applicant is also requesting a variance to allow Lots 36 and 56 of Block 20 to have a reduced minimum lot width for a corner lot. The Subdivision Ordinance required corner lots to have a minimum 75-foot width to allow for the platted building lines on each corner to reduce visibility problems. Staff is supportive of the reduced corner lots on these two lots. Lot 36 is located on the corner of a cul-de-sac that serves four lots and Lots 56 is 74-feet in width. The applicant is requesting a variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. The ordinance requires all lots to have a minimum of 7,000 square feet. The lots are approximately 6,000 and 6,800 square feet in area. The lots are corner lots on Bridge Road. Staff is supportive of allow the lots to develop with a reduced minimum lot area. Staff feels the lots will have ample buildable area even with the required setbacks on each street side. The applicant is also requesting a variance to allow a reduced setback (15-feet) in areas where lots abut dedicated green space. Staff is supportive of this request. The applicant has indicated and staff agrees in these areas the rear yard setbacks will appear much greater and if a reduced setback is granted there should be minimal to no adverse impact on the adjoining properties. The applicant has indicated storm water detention on the proposed site plan. There are two areas, which could potentially serve as storm water detention. The site contains a lake with a dam that has been damaged, which could be reconstructed for an additional amenity to the development or there is a second area that has been identified that could serve as storm water detention. The applicant is requesting the previously approved PRD zoning be revoked on the area allowing the base zoning of R-2, Single-family to be restored. Staff is supportive of this request. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to subdivide this 70-acre parcel into 78 single-family residential lots and the associated variances. TAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 7 December 4, 2003 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1313-E Staff recommends approval of the following variances from the Subdivision Ordinance: • A variance to allow increased street grades to exceed maximum allowed. • A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15-feet. • A variance to allow Lot 36, 56 of Block 20 to have a reduced minimum lot width for a corner lot. • A variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. ■ A variance to allow a reduced setback (15-feet) in areas where lots abut dedicated green space. Staff recommends approval of the request to revoke the existing PRD zoning classification and restore R-2, Single-family zoning to the area. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff stated the John Barrow Neighborhood Association had indicated support of the proposed preliminary plat subject to compliance with the conditions outlined in the staff report. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the following variances from the Subdivision Ordinance: • A variance to allow increased street grades to exceed maximum allowed. • A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15-feet. • A variance to allow Lots 36, 56 of Block 20 to have a reduced minimum lot width for a corner lot. • A variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. • A variance to allow a reduced setback (15-feet) in areas where lots abut dedicated green space. Staff presented a recommendation of approval of the request to revoke the existing PRD zoning classification and restore R-2, Single-family zoning to the area. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. N.