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HomeMy WebLinkAboutS-1484 Staff AnalysisITEM NO.: 1 FILE NO.: S-1484 NAME: Kanis Village Subdivision Preliminary Plat LOCATION: located South of Kanis Road, just East of Michael Drive Planning Staff Comments: 3 4. 5. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Provide the total area of the proposed open space in the general notes section of the proposed preliminary plat. Include the total acreage of the site to be covered with water, detention, and the total area of proposed open space dedicated as green space. Will there be any amenities located within the common areas such as fishing piers, playground areas or picnic areas? Remove the indicated building setback lines from the rear of the proposed lots. Place a note in the general notes section of the proposed preliminary plat indicating the five foot side yard setback request and the twenty foot rear yard setback request. Provide the names of recorded subdivisions abutting the plat area indicated. Provide the names of owners of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 Y2 acres. Variance/Waivers: 1. A variance from the Subdivision 20-feet on all proposed lots. 2. A variance from the Subdivision 5-feet on all proposed lots. Public Works Conditions - Ordinance to allow a reduced rear yard setback of Ordinance to allow a reduced side yard setback of 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. Centerline is to be based on the realignment approved for the Conditional Use Permit to the north. 2. With subdivision construction plans, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5- foot sidewalk with the planned development. 3. The location of the intersection of Dorchester Drive should be located to provide adequate sight stopping distance, and should be opposite the approved access location for the Conditional Use Permit located to the north. 4. Kanis Village Drive should be redesigned to meet Dorchester Drive at a right angle. 5. Residential streets should provide a minimum centerline radius of 150-feet (see curve C8 on the plans). 6. 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. 7. Storm water detention ordinance applies to the property. Locations are shown on the plans for detention facilities. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 9. Long, straight street lengths encourage speeding. Street layout should provide for traffic calming measures to slow residential traffic such as round-abouts at intersections. Contact Bill Henry at (501) 379-1816. 10. Because of the number of lots served by Kanis Village Drive on this plat, this street should be built to collector standards to West Village Lake Drive. West Village Lake Drive should be extended southward to Dorchester to provide an additional access point. 11. The creek along the southern portion of Dorchester Drive extension will preserve access to the southern tier of lots, without major drainage improvements. 12. Provide easements along lot lines as needed for storm water conveyance. 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: 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. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. Water main extensions and additional fire hydrant(s) will be required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. Plannino Division: No comment. Landscape: 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, May 11, 2005. July 7, 2005 ITEM NO.: D FILE NO.- S-1484 NAME: Kanis Village Subdivision Preliminary Plat LOCATION: Located South of Kanis Road, just East of Michael Drive DEVELOPER: Kanis Village LLC 205 Wellington Woods Loop Little Rock, AR 72211 ENGINEER: McClelland Consulting Engineers P.O. Box 34087 Little Rock, AR 72203 AREA: 92.29 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 277 R-2, Single-family 10 — Boyle Park 24.03 VARIANCESIWAIVERS REQUESTED: FT. NEW STREET: 13,269 LF 1. A variance from the Subdivision Ordinance to allow a reduced rear yard setback of 20-feet on all proposed lots. 2. A variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet on all proposed lots. 3. A variance to allow double frontage lots for Tracts D, E and F. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 92.29 acre tract into 271 single- family lots and six additional tracts. The applicant has indicated an average lot size of 9470 square feet and 13,269 linear feet of new street. The applicant has indicated two existing ponds will be utilized for detention along with a series of tracts to be held as open space to also serve as detention. The applicant is July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) _ FIDE NO.: S-1484 requesting variances from the Subdivision Ordinance to allow a reduced side yard setback of five feet and a reduced rear yard setback of twenty feet on all lots. Please see the Analysis Section of report for additional details of the proposed request. B. EXISTING CONDITIONS: The site is a vacant tree covered tract. There are a number of uses in the area including single-family residential to the south and west of the site. To the north of the site is an area approved for St. Andrews Church. Northwest of the site is a veterinarian clinic. Along Michael Drive a site plan review was previously approved for a multi -family development to construct eight apartment units in two buildings. South of the apartment development is a nursing home located on Michael Drive. Boyle Park is located to the southeast of the proposed development. C. NEIGHBORHOOD COMMENTS: The Brownwood Terrace Neighborhood Association, the John Barrow Neighborhood Association and all abutting property owners were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: blic Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. Centerline is to be based on the realignment approved for the Conditional Use Permit to the north. 2. With subdivision construction plans, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. 3. The location of the intersection of Dorchester Drive should be located to provide adequate sight stopping distance, and should be opposite the approved access location for the Conditional Use Permit located to the north. 4. Kanis Village Drive should be redesigned to meet Dorchester Drive at a right angle. 5. Residential streets should provide a minimum centerline radius of 150-feet (see curve C8 on the plans). 2 July 7, 2005 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1484 6. 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. 7. Storm water detention ordinance applies to the property. Locations are shown on the plans for detention facilities. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 9. Long, straight street lengths encourage speeding. Street layout should provide for traffic calming measures to slow residential traffic such as round- abouts at intersections. Contact Bill Henry at (501) 379-1816. 10. Because of the number of lots served by Kanis Village Drive on this plat, this street should be built to collector standards to West Village Lake Drive. West Village Lake Drive should be extended southward to Dorchester to provide an additional access point. 11. The creek along the southern portion of Dorchester Drive extension will preserve access to the southern tier of lots, without major drainage improvements. 12. Provide easements along lot lines as needed for storm water conveyance. 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: 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. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. Water main extensions and additional fire hydrant(s) will be required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 July 7, 2005 SUBDIVISION ITEM NO.: ❑ Cont. FILE NO.: S-1484 CATA: The site is located on CATA Bus Route #3, the Baptist Medical Center route. F. ISSUESITECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicants were present representing the request. Staff presented an overview of the proposed development, indicating there were additional details necessary to compete the review process. Staff requested the applicant provide the names of owners of all unplatted tracts in excess of 2'/2 acres and the names of recorded subdivisions. Staff also requested the applicant provide in the general notes section the reduced setbacks for the rear and side yards of the proposed development. Staff also questioned the total land area of the indicated open space, both covered and not covered with water. Staff questioned if there were any amenities proposed with the proposed development including any areas set aside for playgrounds, picnic areas or fishing piers. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a Minor Arterial. Staff stated a dedication of right- of-way 45-feet from centerline would be required. Staff also noted Kanis Road would be realigned to improve visability in the area. Staff stated the street improvements would be required to match previously approved improvements to the north for St. Andrews Church. Staff also stated the indicated roadway intersecting with Kanis Road should align with the driveway for the church to the north. Staff stated they were not supportive of the deferral of the connection of Dorchester Drive until the fifth phase. Staff stated the development was very intense and a second access point was needed to the subdivision. Staff also recommended the applicant provide some form of traffic calming devices along the long straight stretches to reduce potential speeding within the subdivision. Staff stated Kanis Village Drive should be constructed to collector street standard due to the large number of lots being served from this roadway. Staff noted comments from the wastewater utility. The applicant indicated wastewater had stated a few of the indicated lots were not buildable as proposed due to an existing sewer line located in the area. The applicant indicated during the design phase they would work with wastewater and relocate the sewer line if necessary to make the lots more desirable. 4 July 7, 2005 SUBDIVISION ITEM NO.: ❑ Cont. FILE NO.: 5-1484 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 addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated the total area of open space, both covered with water and uncovered and has indicated there are no amenities proposed as a part of the development at this time. The applicant has indicated amenities such as fishing piers, playground areas or picnic areas will be the responsibility of the homeowners' association. The applicant has also indicated a 25-foot front building setback and placed a note in the general notes section of the proposed preliminary plat concerning the requested variances to allow a five foot side yard setback and a twenty foot rear yard setback. The proposed preliminary plat also includes the placement of all property owners names abutting the proposed plat area and the names of recorded subdivisions. The applicant has worked with Public Works staff to address their concern raised at the Subdivision Committee meeting. The applicant has realigned the intersection of Dorchester Drive and Kanis Road to match the previously approved alignment with St. Andrews Church located to the north of the site. The applicant has also indicated interior roadway alignments to satisfy staffs concerns and added a series of traffic calming devices to slow traffic through the neighborhood. The applicant has indicated Dorchester Drive will be completed to Michael Drive to allow connectivity from the proposed subdivision and the applicant has indicated the connection will be made in the third and fourth phases of the development. The proposal includes the subdivision of a 92.29 acre tract into 271 single-family lots and six additional tracts. The applicant has indicated an average lot size of 9,470 square feet and a minimum lot size of 7,014 square feet. The applicant has indicated the additional tracts will average 81,603 square feet with a minimum tract size of 52,285 square feet. The applicant has indicated two existing ponds will be utilized for detention along with a series of tracts to be held as open space to also serve as detention. The applicant has indicated a total of 5.83 acres is proposed as open space dedicated as green space uncovered, covered with water and detention facilities. The proposed preliminary plat includes the addition of 13,269 linear feet of new street. Staff is supportive of the applicant's request however staff has some concern with buildability of a few of the indicated lots. Currently, there are utility lines and easements crossing the site, which based on the current design render several of the lots unbuildable. Lots 1, 33 — 35, 170 and 208 do not appear to be buildable 5 July 7, 2005 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1484 as proposed due to an existing sewer line and easements contained on the indicated lots. The applicant has indicated they will work with the wastewater utility and relocate the indicated lines to allow for development of the indicated lots. Staff would recommend if these existing utility lines are not relocated these lots be deemed open space or incorporated into an adjoining lot and not considered for development. The preliminary plat indicates the development of Lots 244-258 as rear loaded lots. The applicant has not indicated a non -vehicular access easement along the street side, Dorchester Drive, of these lots. Staff recommends a non -vehicular access easement be placed along Dorchester Drive to limit the number of driveway cuts. There is a large drainage channel located on the fronts of the indicated lots and staff feels it important to limit the number of crossings. In addition, the site plan does not indicate any screening along the rears of these lots to protect the adjoining homes from the rear driveway access. Staff recommends the applicant provide a wood fence of a wall along the property lines in this area to protect the abutting homes from the vehicular activity which will be taking place. The applicant is requesting variances from the subdivision ordinance to allow a reduced side yard setback of five feet, a reduced rear yard setback of twenty feet and a variance to allow double frontage lots for Tracts D, E and F. The applicant has indicated the requested variances to allow reduced setbacks along the sides and rears of each of the indicated lots would allow a larger building pad site on the indicated lots. The applicant has indicated the desire is to construct homes in the affordable price range, $130,000 to $160,000, and the exact house plan has not yet been determined. The applicant has indicated with the flexibility to allow reduced setbacks this would allow potential homeowners a large choice of house plans and styles. Staff is supportive of this request. The applicant has also indicated a variance to allow the creation of double frontage lots on Tracts D, E and F, adjacent to Labelle Drive and Kanis Road. The applicant has indicated a 10-foot non -vehicular access easement along the Kanis Road frontage to the indicated tracts as required by the Subdivision Ordinance. Staff is supportive of this requested variance. As indicated staff is supportive of the applicant's request to subdivide this 92 acre tract into 271 single-family lots. The applicant is proposing an overall density of 2.9 units per acre. There are several tracts, which have been set aside within the development for both detention and open space to allow for livability within the proposed subdivision. To staff's knowledge there are no outstanding issues associated with the proposed request. July 7, 2005 SUBDIVISION ITEM NO.: D (Cont_) FILE NO.: 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 staff report. Staff recommends if the existing utility lines are not relocated on Lots 1, 33 — 35, 170 and 208 these lots be deemed open space or incorporated into an adjoining lot and not considered for development. Staff recommends the applicant provide a wood fence of a wall along the property line of Lots 244 — 258 and place a 10-foot non -vehicular access easement along the front of these lots to protect the abutting homes from the vehicular activity which will be taking place in the rear of these lots and to limit the number of driveway cuts along Dorchester Drive. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a reduced rear yard setback of 20-feet on all proposed lots. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet on all proposed lots. Staff recommends approval of the requested variance to allow double frontage lots for Tracts D, E and F. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Tim Humphries addressed the Commission in opposition of the request. He stated he was not opposed to the development but he was opposed to the lack of buffers. He stated his home was located on the southern portion of the home adjacent to a creek. He stated his request was to allow green space between the subdivision and lots 248-258. He requested the developers leave 10 to 20 feet of green space between the existing homes and the proposed new homes. Mr. Humphries stated he was also concerned with the extension of Dorchester Drive. He stated he had met with the developers and their indication was that staff was requesting the roadway extension but it was not the desire of the developers. He stated his home sat above the proposed development and he would be looking at rooftops as opposed to trees, which was now his view. He stated Kanis Road was not ready for the extension of Dorchester Drive. He stated Kanis Road and roadways in the area should 7 July 7, 2005 UBDIVISION ITEM NO.: D Cont. FILE NO.: S-1484 be widened to handle the additional traffic before the traffic was forced onto the roadways. The Commission questioned staff as to the need for Dorchester Drive. Staff stated the roadway was shown on the Master Street Plan as a connection. Staff stated the roadway was needed due to the limited number of north/south connections in the area. Staff noted Dorchester Drive did have a barricade at the current terminus indicating at some point in the future the roadway would be extended. Staff stated the developer picked the location of the extension. Staff stated the Master Street Plan was general. Staff stated the developers had worked with staff to determine the alignment. Staff stated as long as the alignment was reasonable they would support the alignment. The applicant addressed the Commission on the merits of their request. He stated the developers did not want to bisect their subdivision with the proposed collector street. He stated the alignment was proposed to allow connectivity and still allow desirable lots within the subdivision. He stated the lots on the south were low and would be a challenge to develop. He stated with the requirement of the collector street the developer would be forced to develop the lots to help off set the cost of construction. Mr. Mike Handy addressed the Commission in opposition of the proposed request. He stated he felt several of the indicated lots along the southern boundary were not buildable. He stated his desire was for green space abutting his home. He stated in conversations with the developers his understanding was the developers indicated the proposed lots on the preliminary plat because it was easier to remove lots than to add lots in the future. There was a general discussion between the Commission and the applicant concerning the removal of the proposed extension of Dorchester Drive. Staff stated they would not support the removal of Dorchester Drive from the Master Street Plan. The Commission questioned the need for the connection. The Commission also questioned the buildablility of the indicated lots south of the existing creek. The Commission indicated there were too many questions unanswered. The Commission indicated the applicant should consider a deferral to work with staff to resolve the outstanding issues related to the proposed location of Dorchester Drive and the buildablility of the questionable lots. A motion was made to defer the request to the July 7, 2005, Public Hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated applicant had met with the adjoining property owners and redesigned the proposed development to remove four of W, July 7, 2005 SUBDIVISION ITEM NO.: D(Cont.)FILE NO.: S-1484 the indicated lots along the southern boundary and indicated the area as open space or green space. Staff stated the applicant had also met with staff concerning the proposed location of Dorchester Drive and the extension of Dorchester Drive. Staff stated the roadway was indicated on the Master Street Plan as a collector street and the extension was necessary to allow north south routes in the area. Staff stated the developer was willing to construct the roadway and staff was not supportive of removing the collector from the Master Street Plan. The applicant stated staff was correct. They had met with the neighbors as requested by the Commission at their previous meeting. The applicant stated the developer felt they had addressed the concerns of the neighbors with the redesign and reconfiguration of the development. Mr. Bill Tedder addressed the Commission in opposition of the proposed request. He stated his concern was the extension of Dorchester Drive. He stated the predicted traffic counts were 5000 cars per day. He stated he did not feel the neighborhood was informed as to the connection of Dorchester Drive to Kanis Road. He stated with the extension of the roadway the neighborhood would experience a tremendous amount of cut -through traffic. He stated the roads in the area were very narrow roads and could not handle a great deal of traffic through the neighborhood. He stated he felt staff should reconsider the connection and at a minimum the neighborhood should be notified of the connection. Mr. Tim Humphries also addressed the Commission in opposition of the proposed connection of Dorchester Drive to Kanis Road. He stated he felt the roadways could not handle the proposed traffic counts. He stated he felt the new neighborhood should not access the existing neighborhood since the two would be very different neighborhoods including property values and architectural styles. Mr. Humphries stated he would be the most impacted. He stated his driveway would be located at a blind curve forcing him to back into the road without being able to see oncoming traffic. There was a general discussion concerning the connection of the roadway and the impact the extension of the road would have on the existing homeowners in the area. Staff stated they felt the connection necessary to facilitate traffic flows in the area. Staff stated the roadway had been indicated on the City's Master Street Plan for a number of years and with the limited number of north south connections in the area the extension of Dorchester Drive was critical. A motion was made to approve the proposed preliminary plat. The motion carried by a vote of 9 ayes, 1 no and 1 absent. FILE NO.: S-1484 NAME: Kanis Village Subdivision Preliminary Plat LOCATION: Located South of Kanis Road, just East of Michael Drive DEVELOPER: Kanis Village LLC 205 Wellington Woods Loop Little Rock, AR 72211 ENGINEER: McClelland Consulting Engineers P.O. Box 34087 Little Rock, AR 72203 AREA: 92.29 acres NUMBER OF LOTS: 277 FT. NEW STREET: 13,269 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 — Boyle Park CENSUS TRACT: 24.03 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow a reduced rear yard setback of 20-feet on all proposed lots. 2. A variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet on all proposed lots. 3. A variance to allow double frontage lots for Tracts D, E and F. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this 92.29 acre tract into 271 single- family lots and six additional tracts. The applicant has indicated an average lot size of 9470 square feet and 13,269 linear feet of new street. The applicant has indicated two existing ponds will be utilized for detention along with a series of tracts to be held as open space to also serve as detention. The applicant is requesting variances from the Subdivision Ordinance to allow a reduced side FILE NO.: S-1484 (Co yard setback of five feet and a reduced rear yard setback of twenty feet on all lots. Please see the Analysis Section of report for additional details of the proposed request. B. EXISTING CONDITIONS: The site is a vacant tree covered tract. There are a number of uses in the area including single-family residential to the south and west of the site. To the north of the site is an area approved for St. Andrews Church. Northwest of the site is a veterinarian clinic. Along Michael Drive a site plan review was previously approved for a multi -family development to construct eight apartment units in two buildings. South of the apartment development is a nursing home located on Michael Drive. Boyle Park is located to the southeast of the proposed development. C. NEIGHBORHOOD COMMENTS: The Brownwood Terrace Neighborhood Association, the John Barrow Neighborhood Association and all abutting property owners were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. Centerline is to be based on the realignment approved for the Conditional Use Permit to the north. 2. With subdivision construction plans, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. 3. The location of the intersection of Dorchester Drive should be located to provide adequate sight stopping distance, and should be opposite the approved access location for the Conditional Use Permit located to the north. 4. Kanis Village Drive should be redesigned to meet Dorchester Drive at a right angle. 5. Residential streets should provide a minimum centerline radius of 150-feet (see curve C8 on the plans). 6. 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. 2 FILE NO.: S-1484 E. F 7. Storm water detention ordinance applies to the property. Locations are shown on the plans for detention facilities. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 9. Long, straight street lengths encourage speeding. Street layout should provide for traffic calming measures to slow residential traffic such as round- abouts at intersections. Contact Bill Henry at (501) 379-1816. 10. Because of the number of lots served by Kanis Village Drive on this plat, this street should be built to collector standards to West Village Lake Drive. West Village Lake Drive should be extended southward to Dorchester to provide an additional access point. 11. The creek along the southern portion of Dorchester Drive extension will preserve access to the southern tier of lots, without major drainage improvements. 12. Provide easements along lot lines as needed for storm water conveyance. 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: 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. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. Water main extensions and additional fire hydrant(s) will be required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3, the Baptist Medical Center route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment- 3 FILE NO.: S-1484 Cont. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicants were present representing the request. Staff presented an overview of the proposed development, indicating there were additional details necessary to compete the review process. Staff requested the applicant provide the names of owners of all unplatted tracts in excess of 2'/2 acres and the names of recorded subdivisions. Staff also requested the applicant provide in the general notes section the reduced setbacks for the rear and side yards of the proposed development. Staff also questioned the total land area of the indicated open space, both covered and not covered with water. Staff questioned if there were any amenities proposed with the proposed development including any areas set aside for playgrounds, picnic areas or fishing piers. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a Minor Arterial. Staff stated a dedication of right- of-way 45-feet from centerline would be required. Staff also noted Kanis Road would be realigned to improve visability in the area. Staff stated the street improvements would be required to match previously approved improvements to the north for St. Andrews Church. Staff also stated the indicated roadway intersecting with Kanis Road should align with the driveway for the church to the north. Staff stated they were not supportive of the deferral of the connection of Dorchester Drive until the fifth phase. Staff stated the development was very intense and a second access point was needed to the subdivision. Staff also recommended the applicant provide some form of traffic calming devices along the long straight stretches to reduce potential speeding within the subdivision. Staff stated Kanis Village Drive should be constructed to collector street standard due to the large number of lots being served from this roadway. Staff noted comments from the wastewater utility. The applicant indicated wastewater had stated a few of the indicated lots were not buildable as proposed due to an existing sewer line located in the area. The applicant indicated during the design phase they would work with wastewater and relocate the sewer line if necessary to make the lots more desirable. 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 addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated the total area of open space, both covered with water and uncovered and has indicated there are no amenities proposed as a part of the development at this time. The applicant has indicated amenities such as fishing piers, playground areas or picnic areas will be the responsibility of the homeowners' association. The applicant has also indicated a 25-foot front 0 FILE NO.: S-1484 (Cont. building setback and placed a note in the general notes section of the proposed preliminary plat concerning the requested variances to allow a five foot side yard setback and a twenty foot rear yard setback. The proposed preliminary plat also includes the placement of all property owners names abutting the proposed plat area and the names of recorded subdivisions. The applicant has worked with Public Works staff to address their concern raised at the Subdivision Committee meeting. The applicant has realigned the intersection of Dorchester Drive and Kanis Road to match the previously approved alignment with St. Andrews Church located to the north of the site. The applicant has also indicated interior roadway alignments to satisfy staff's concerns and added a series of traffic calming devices to slow traffic through the neighborhood. The applicant has indicated Dorchester Drive will be completed to Michael Drive to allow connectivity from the proposed subdivision and the applicant has indicated the connection will be made in the third and fourth phases of the development. The proposal includes the subdivision of a 92.29 acre tract into 271 single-family lots and six additional tracts. The applicant has indicated an average lot size of 9,470 square feet and a minimum lot size of 7,014 square feet. The applicant has indicated the additional tracts will average 81,603 square feet with a minimum tract size of 52,285 square feet. The applicant has indicated two existing ponds will be utilized for detention along with a series of tracts to be held as open space to also serve as detention. The applicant has indicated a total of 5.83 acres is proposed as open space dedicated as green space uncovered, covered with water and detention facilities. The proposed preliminary plat includes the addition of 13,269 linear feet of new street. Staff is supportive of the applicant's request however staff has some concern with buildability of a few of the indicated lots. Currently, there are utility lines and easements crossing the site, which based on the current design render several of the lots unbuildable. Lots 1, 33 — 35, 170 and 208 do not appear to be buildable as proposed due to an existing sewer line and easements contained on the indicated lots. The applicant has indicated they will work with the wastewater utility and relocate the indicated lines to allow for development of the indicated lots. Staff would recommend if these existing utility lines are not relocated these lots be deemed open space or incorporated into an adjoining lot and not considered for development. The preliminary plat indicates the development of Lots 244-258 as rear loaded lots. The applicant has not indicated a non -vehicular access easement along the street side, Dorchester Drive, of these lots. Staff recommends a non -vehicular access easement be placed along Dorchester Drive to limit the number of driveway cuts. There is a large drainage channel located on the fronts of the indicated lots and staff feels it important to limit the number of crossings. In addition, the site plan does not indicate any screening along the rears of these lots to protect the adjoining homes from the rear driveway access. Staff recommends the applicant provide a wood fence of a wall along the property 5 FILE NO.: S-1484 lines in this area to protect the abutting homes from the vehicular activity which will be taking place. The applicant is requesting variances from the subdivision ordinance to allow a reduced side yard setback of five feet, a reduced rear yard setback of twenty feet and a variance to allow double frontage lots for Tracts D, E and F. The applicant has indicated the requested variances to allow reduced setbacks along the sides and rears of each of the indicated lots would allow a larger building pad site on the indicated lots. The applicant has indicated the desire is to construct homes in the affordable price range, $130,000 to $160,000, and the exact house plan has not yet been determined. The applicant has indicated with the flexibility to allow reduced setbacks this would allow potential homeowners a large choice of house plans and styles. Staff is supportive of this request. The applicant has also indicated a variance to allow the creation of double frontage lots on Tracts D, E and F, adjacent to Labelle Drive and Kanis Road. The applicant has indicated a 10-foot non -vehicular access easement along the Kanis Road frontage to the indicated tracts as required by the Subdivision Ordinance. Staff is supportive of this requested variance. As indicated staff is supportive of the applicant's request to subdivide this 92 acre tract into 271 single-family lots. The applicant is proposing an overall density of 2.9 units per acre. There are several tracts, which have been set aside within the development for both detention and open space to allow for livability within the proposed subdivision. To staffs knowledge there are no outstanding issues associated with the proposed request. 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 staff report. Staff recommends if the existing utility lines are not relocated on Lots 1, 33 — 35, 170 and 208 these lots be deemed open space or incorporated into an adjoining lot and not considered for development. Staff recommends the applicant provide a wood fence of a wall along the property line of Lots 244 — 258 and place a 10-foot non -vehicular access easement along the front of these lots to protect the abutting homes from the vehicular activity which will be taking place in the rear of these lots and to limit the number of driveway cuts along Dorchester Drive. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a reduced rear yard setback of 20-feet on all proposed lots. ' Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet on all proposed lots. A FILE NO.: 5-1484 (Cont. Staff recommends approval of the requested variance to allow double frontage lots for Tracts D, E and F. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Tim Humphries addressed the Commission in opposition of the request. He stated he was not opposed to the development but he was opposed to the lack of buffers. He stated his home was located on the southern portion of the home adjacent to a creek. He stated his request was to allow green space between the subdivision and lots 248-258. He requested the developers leave 10 to 20 feet of green space between the existing homes and the proposed new homes. Mr. Humphries stated he was also concerned with the extension of Dorchester Drive. He stated he had met with the developers and their indication was that staff was requesting the roadway extension but it was not the desire of the developers. He stated his home sat above the proposed development and he would be looking at rooftops as opposed to trees, which was now his view. He stated Kanis Road was not ready for the extension of Dorchester Drive. He stated Kanis Road and roadways in the area should be widened to handle the additional traffic before the traffic was forced onto the roadways. The Commission questioned staff as to the need for Dorchester Drive. Staff stated the roadway was shown on the Master Street Plan as a connection. Staff stated the roadway was needed due to the limited number of north/south connections in the area. Staff noted Dorchester Drive did have a barricade at the current terminus indicating at some point in the future the roadway would be extended. Staff stated the developer picked the location of the extension. Staff stated the Master Street Plan was general. Staff stated the developers had worked with staff to determine the alignment. Staff stated as long as the alignment was reasonable they would support the alignment. The applicant addressed the Commission on the merits of their request. He stated the developers did not want to bisect their subdivision with the proposed collector street. He stated the alignment was proposed to allow connectivity and still allow desirable lots within the subdivision. He stated the lots on the south were low and would be a challenge to develop. He stated with the requirement of the collector street the developer would be forced to develop the lots to help off set the cost of construction. Mr. Mike Handy addressed the Commission in opposition of the proposed request. He stated he felt several of the indicated lots along the southern boundary were not buildable. He stated his desire was for green space abutting his home. He stated in conversations with the developers his understanding was the developers indicated the proposed lots on the preliminary plat because it was easier to remove lots than to add lots in the future. FA FILE NO.: S-1484 Cont. There was a general discussion between the Commission and the applicant concerning the removal of the proposed extension of Dorchester Drive. Staff stated they would not support the removal of Dorchester Drive from the Master Street Plan. The Commission questioned the need for the connection. The Commission also questioned the buildablility of the indicated lots south of the existing creek. The Commission indicated there were too many questions unanswered. The Commission indicated the applicant should consider a deferral to work with staff to resolve the outstanding issues related to the proposed location of Dorchester Drive and the buildablility of the questionable lots. A motion was made to defer the request to the July 7, 2005, Public Hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated applicant had met with the adjoining property owners and redesigned the proposed development to remove four of the indicated lots along the southern boundary and indicated the area as open space or green space. Staff stated the applicant had also met with staff concerning the proposed location of Dorchester Drive and the extension of Dorchester Drive. Staff stated the roadway was indicated on the Master Street Plan as a collector street and the extension was necessary to allow north south routes in the area. Staff stated the developer was willing to construct the roadway and staff was not supportive of removing the collector from the Master Street Plan. The applicant stated staff was correct. They had met with the neighbors as requested by the Commission at their previous meeting. The applicant stated the developer felt they had addressed the concerns of the neighbors with the redesign and reconfiguration of the development. Mr. Bill Tedder addressed the Commission in opposition of the proposed request. He stated his concern was the extension of Dorchester Drive. He stated the predicted traffic counts were 5000 cars per day. He stated he did not feel the neighborhood was informed as to the connection of Dorchester Drive to Kanis Road. He stated with the extension of the roadway the neighborhood would experience a tremendous amount of cut -through traffic. He stated the roads in the area were very narrow roads and could not handle a great deal of traffic through the neighborhood. He stated he felt staff should reconsider the connection and at a minimum the neighborhood should be notified of the connection. Mr. Tim Humphries also addressed the Commission in opposition of the proposed connection of Dorchester Drive to Kanis Road. He stated he felt the roadways could not handle the proposed traffic counts. He stated he felt the new neighborhood should not access the existing neighborhood since the two would be very different neighborhoods including property values and architectural styles. 0 FILE NO.: S-1484 (Cont. Mr. Humphries stated he would be the most impacted. He stated his driveway would be located at a blind curve forcing him to back into the road without being able to see oncoming traffic. There was a general discussion concerning the connection of the roadway and the impact the extension of the road would have on the existing homeowners in the area. Staff stated they felt the connection necessary to facilitate traffic flows in the area. Staff stated the roadway had been indicated on the City's Master Street Plan for a number of years and with the limited number of north south connections in the area the extension of Dorchester Drive was critical. A motion was made to approve the proposed preliminary plat. The motion carried by a vote of 9 ayes, 1 no and 1 absent. 0