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HomeMy WebLinkAboutZ-7435-1 Staff AnalysisJuly 24, 2003 ITEM NO.: 9 FILE NO.: Z-7435 NAME: Splash Carwash on Kanis Road Short -form PD-C LOCATION: 15823 Kanis Road DEVELOPER: Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.04 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Carwash FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the construction of a two bay automatic carwash on the site and the placement of an island containing five vacuum stations. The July 24, 2003 SUBDIVISION ITEM NO.: 9 {Cont.} _ FILE NO.: Z-7435 A C. applicant is proposing the building to be approximately 2500 square feet and the building materials are proposed as concrete block and glazed block. The applicant has indicated the veneer of the buildings to be EIFS and simulated stone. The roof system is wood truss on 7/12 pitch with OSB decking, and simulated slate shingles. The maximum building height proposed is 23 feet. The hours of operation are proposed as twenty-four hours per day and seven days per week. The applicant has indicated right-of-way dedication along with half street improvements to collector street standards will be provided. The applicant is proposing the placement of a single-entry drive on the south side of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Kanis Road. The site is located outside planning jurisdiction. The recommend approval of the allow the development to tie owner's property. EXISTING CONDITIONS: the city limits but within applicant has proposed, request, the owner would into city sewer, which is the city's extraterritorial should the Commission then seek annexation to located just south of the The site is located adjacent to a creek running along the southern and western property lines. The site contains an existing single-family residence, a storage building and several very significant trees. The Kroger development borders the site to the west and the One Source development is located to the east across Kanis Road. Other uses in the area include a PCD for Chenal Gardens located southeast of the site along Kanis Road and a vacant C-3 zoned piece of property located at the Kanis Road and Chenal Parkway intersection. Kinco Construction Company is located adjacent to One Source fronting on Chenal Parkway with a secondary access to Kanis Road. Street improvements have been installed along Kanis Road adjoining the Kroger development and stop at the northern property line of this site. EIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. The Parkway Place Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. 2 July 24, 2003 SUBDIVISION TEM NO.: 9 (Cont.) FILE NO.: Z-7 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the streets including 5-foot sidewalks with the planned development. 2. All driveways shall be concrete aprons per City Ordinance. Comply with maximum grade requirements in Section 31-210. 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Street Improvement Plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Stripe left turn at north end of property. 5. A grading permit and development permit for special flood hazard area is required prior to construction. 6. Stormwater detention ordinance applies to this property. 7.. Finish floor elevation must be set by professional engineer. 8. Easements shown for proposed storm drainage are required. 9. Wash water is riot permitted into the stormdrain system. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service area. No comment. If the property is annexed into the City of Little Rock sewer service is available, not adversely affected. Enter : 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. 3 July 24, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7435 County Planning: 1. Provide any existing restrictions (original bill of assurance). 2. Provide a drainage plan. 3. Provide a certification or approval by the fire district to development. 4. Provide elevation datum and source. 5. Provide a 40 foot building line. 6. Show the 100-year floodplain line and elevation on the site plan. 7. Show the minimum finished floor elevation for buildings and room. 8. Provide the state flood zone north of the creek. 9. Provide paving details. 10. A state clearing permit will be required. 11. A floodplain development permit will be required. 12. Provide the source of water supply on the site plan. 13. Provide the means of wastewater disposal on the site plan. 14. Provide the erosion control plan. 15. Provide a vicinity map on the site plan. 16: Remove or flood proof existing storage within the floodway. 17. Define property lines / lot lines and dimensions. 18. Provide the basis of bearings. 19. Provide state plane coordinates and datum. 20. Replat the development into a single lot. 21. Provide a legend of symbols. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: serve the equipment Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Park / Open Space for this property. The applicant has applied for a Planned Commercial Development for a car wash. The request is consistent with the Planned Zoning Development part of Mixed Office Commercial. A portion of the applicant's property is in the floodway for Rock Creek but will remain undeveloped. City Recognized Neighborhood Action Plan. The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 4 July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7435 Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the proposed development was for a carwash to be located on Kanis Road near the intersection with Chenal Parkway and adjacent to a floodway. Staff noted there were additional items needed to be shown on the proposed site plan. Staff questioned if the vacuum islands would be covered and requested the details (height/construction material) if a cover was proposed. Staff noted the proposed development was located outside the city limits. Staff stated the city would not extend sewer service outside the city limits. Mr. White stated he would contact the owner and decide how to proceed. Staff stated the containment of the waste from the carwash would need to be resolved either through annexation or approval from the Health Department prior to construction. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Kanis Road and to construct the street to Master Street Plan standard. Staff stated the driveway should be relocated to the center of the property as required by ordinance. Staff noted comments from County Planning. Staff suggested Mr. White contact the County Planning Department for further clarification of their requirements. Landscaping comments were addressed. Staff noted if existing trees on the site were properly preserved, extra credit could be given toward fulfilling the requirements of the landscape ordinance. Staff also noted areas set aside for buffers appeared to meet with ordinance requirements. 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 the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has stated there will not be a canopy over the vacuum islands. The applicant has also indicated the site is not covered under a bill of assurance. 67 July 24, 2003 SUBDIVISION ITEM FILE NO.: Z-7435 The applicant has requested signage per the zoning ordinance for signage allowed in commercial zones. The applicant is requesting a maximum of thirty- six feet in height and one hundred sixty square feet in area. Staff is supportive of the requested signage. The proposed landscaping plan appears to meet with the minimum ordinance requirements. Staff is supportive of the proposed landscaping plan as submitted. The proposed development is located in an area of transition. The site is shown as Mixed Office Commercial on the City's Future Land Use plan, which would allow for a mixture of office and commercial uses. The area is developing primarily with non-residential uses with the Kroger development located to the north and west of the site and One Source located to the east. The site is located adjacent to a floodway, which is shown as Park/Open Space on the City's Future Land Use Plan. The applicant does not intend to develop in the floodway and the proposed development will not affect this land use designation. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. Adverse impacts should be minimized by the location of the carwash facility. There are not any single-family homes located in close proximity to the proposed facility. The only unresolved issue related to the site is the availability of sewer. With the site not being located within the city limits, the applicant will not be allowed to connect to the city sewer system. Staff would recommend the applicant apply to the County for annexation prior to the rezoning request being forwarded to the Board of Directors. If the applicant elects not to annex to the City, then he will be required to submit to staff an approved septic disposal plan from the Arkansas Department of Health prior to submission to the Board of Directors. Staff feels the applicant has done a good job in minimizing the negative impacts to the surrounding area and if developed should have limited impact on the area. To Staffs knowledge there are no outstanding issues associated with the proposed request. STAFF 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. Staff recommends the applicant apply to the County for annexation to the City of Little Rock or furnish staff with an approved septic system from the Arkansas Department of Health. July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) _FILE NO.: Z-7435 PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were 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 above report. Staff also stated the request was located outside the city limits and stated as a part of the recommendation the applicant would be required to apply to the County for annexation to the City of Little Rock or furnish staff with an approved septic system from the Arkansas Department of Health. Mr. Stephen Giles representing the applicant spoke in opposition of the proposed development. He stated he was representing the owners of the Kroger Development located to the north. He indicated the proposed street design did not meet the Master Street Plan design standard for the area. Mr. Giles stated there was currently confusion concerning the Master Street Plan and the current requirement for the street in the area. He stated Kanis Road in this area was classified as a Minor Arterial street segment. He stated the concern was with the staff comment indicating street construction to collector street standard. Mr. Giles stated the property owners to the north had constructed their street segment to minor arterial standard. He stated if the adjacent property was not developed in the same standard this would create a unsafe traffic situation. Mr. Giles stated the Kroger development did not have access to Chenal Parkway westbound except for the Kanis Road intersection. He stated the medians cut-off the development and the intersection of Kanis Road and Chenal Parkway was critical. Mr. Giles stated the text and the map for the Master Street Plan both indicated this section of Kanis Road as a minor arterial. He stated the confusion was why staff was recommending the road be constructed to a collector standard. Staff stated this section of Kanis Road was down graded to a local street when it was determined that Kanis Road should turn north, east of One Source and connect with Wellington Village Road. Staff stated an agreement was made with the property owner to the east through a public/private partnership to purchase land for the right-of-way. Mr. Giles stated this section of Kanis Road was never addressed. He stated the Master Street Plan map and text continue to show this section as a minor arterial. There was a general discussion concerning the street and the classification of the street. Staff stated there was an ordinance drafted and adopted to reclassify the street. Staff stated the map had been changed from a line map to a GIS map. Staff stated on the Dairy Land plat the street was shown as a collector street. Staff also stated as other properties in the area had redeveloped and collector street standard right-of-way had been dedicated. 7 July 24, 2003 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-7435 Staff stated the Traffic Engineer was allowed by ordinance to increase the street width at intersections. Staff stated this was the case at the intersection of Kanis and Chenal. Staff stated the Wisenhunts wanted a traffic signal and wanted the intersection increased to allow for the traffic signal to benefit their development. Staff stated this did not change the classification of the entire segment of the street. Staff stated the. original traffic signal was to be located at Villages of Wellington. Staff stated this was the section of Kanis Road that was to remain as the minor arterial and the remainder of the road, from the Rock Creek Bridge west was to become a local street. Staff stated property owners who have redeveloped in the area were not required to install street improvements to arterial standard because the street was reclassified as a collector street. The Commission questioned if the proposed development would have an impact on traffic if the road was not widened at this time. Staff stated a small carwash would not have an impact on traffic in the area. There was a discussion concerning the Master Street Plan text and the map. The Commission questioned if the map was an official document. Staff stated with the Pagis system aline segment could not be split mid -block. Staff stated this was a GIS glitch. Staff stated there would be an amendment to the Master Street Plan, which would clarify the confusion of the street segment and more clearly indicate this segment of Kanis Road as a collector street. Commissioner Lowry questioned whose role it was to determine the classification of the street segment. Staff stated the Commission was guided by staff. Mr. Doug Robertson spoke in opposition of the proposed street design. He stated he was the representative of Kroger property located to the north. Mr. Robertson stated he had visited with the owners of the carwash site and they had indicated they would construct the street to whatever standard the city required. Mr. Robertson stated the Kanis and Chenal intersection was a heavily traveled intersection. He stated the road needed to be constructed to a minor arterial standard to allow traffic to continue moving. Mr. Robertson stated staff could request some form of reduced standard of street in this area for now and then develop the street as a minor arterial at some point in the future. Mr. Eugene Pheifer spoke in support of the development. He stated he had worked with Mr. Lawson and a former city manager to develop a north south connection between the Village of Wellington and Kanis Road. He stated the city had spent $90,000 to purchase a portion of the right-of-way for the road. Mr. Pheifer stated there July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7435 was currently $200,000 in a pool being held to construct the intersection of the north south connection of Kanis Road. He stated this was not enough money and through a public/private partnership the group was seeking additional funds. Commissioner Rector questioned Mr. Robinson as to if the street were being constructed to minor arterial standard would he be opposed to the proposed request. Mr. Robinson stated he was not opposed to the carwash he was opposed to the street standard: being considered for construction. He stated the street should be constructed to Master Street Plan standard as a minor arterial. Commissioner Rector stated the request was a zoning request and not a request to amend the Master Street Plan. Mr. Robertson stated the staff comment requested the street be constructed to a collector standard and his objection was to the street standard. He stated the street should be constructed to Master Street Plan standard as was the roadway to the north. There was a discussion concerning the street and the width of the street adjacent to the site. Staff stated practice had been to require dedication and construction of the street in this area as a collector street. Staff stated even though there was some confusion on the part of Mr. Robinson and others staff has been consistent in the requirement. Staff stated they would proceed with an amendment to the Master Street Plan to correct the problem and hopefully clear up any confusion. A motion was made to approve the proposed development as filed. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 1 City of Little Flock Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 722,01.1334 Subdivision Phone: (501) 371.4790 Fax: (501) 399-3435 or 371-6863 July 28, 2003 Mr. Joe White White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 Re: Splash Car -wash on Kanis Road Short -form PCD (Z-7435) — Located at 15823 Kanis Road Dear Mr. White: This is to advise you that in connection with your application Case No. Z-7435 following action was taken by the Planning Commission at its meeting on July 24, 2003: Approved with conditions. X Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Meeting. Other: You must follow through with the requirements related to wastewater prior to the application being forwarded to the Board of Directors. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator ITEM NO.: 9 NAME: Splash Carwash on Kanis Road LOCATION: 15823 Kanis Road FILE NO.: Z-7435 Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Will there be a canopy over the vacuum islands? If so indicate on the site plan the height, construction material and location. 3. Provide details of proposed signage on the site plan (height/area). 4. Dimension the building setbacks from all property lines. 5. Is there a Bill of Assurance for the proposed site? If so provide a copy of the Bill of Assurance to Staff. If not provide a statement to the effect that there is not a valid Bill of Assurance for the subdivision. Variance/Waivers: 1. None requested. Public Works: 1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one- half street improvement to these streets including 5-foot sidewalks with planned development. 2. All driveways shall be concrete aprons per City Ordinance. Comply with maximum grade requirements in Section 31-210. 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Street Improvement Plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Stripe left turn at north end of property. 5. A grading permit and development permit for special flood hazard area is required prior to construction. 6. Stormwater detention ordinance applies to this property. 7. Finish floor elevation must be set by professional engineer. 8. Easements shown for proposed storm drainage are required. 9. Wash water is not permitted into the stormdrain system. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Enter : 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. City Recognized Neighborhood Action Plan: No comment. Landscape-, Areas set aside for buffers and landscaping meet with ordinance requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003. FILE NO.: Z-7934 NAME: Isclaw Multisectional Manufactured Home — Conditional Use Permit LOCATION: 18501 Crystal Valley Road OWNER/APPLICANT, Jason Isclaw PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned, 1.00 acre tract. SITE LOCATION: The property is located on the northwest corner of Crystal Valley Road and Posey Lane; '/ mile south of Lawson Road. The site is outside of the city limits but within the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The area is rural in nature and is characterized primarily by single family homes on large tracts. The single family homes are in a variety of styles; including site built and manufactured homes. There are several single wide manufactured homes in the area. A church and cemetery are located north of the site, at the intersection of Crystal Valley and Lawson. The proposed multisectional manufactured home is compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Crystal Valley and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: One on -site parking space is required. The property has a concrete driveway off of Posey Lane with space for parking six vehicles. 4. SCREENING AND BUFFERS: No Comment. 5. PUBLIC WORKS COMMENTS: 1. Crystal Valley Road is classified on the Master Street Plan as a principal arterial. The right-of-way planned whenever future FILE NO.: Z-7934 (Cont. development takes place is 55 feet from centerline. If the Master Street Plan right-of-way is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line; a total of 80 feet from the centerline of Crystal Valley Road. 6. UTILITY, FIRE DEPT. AND CATA COMME Wastewater: Outside service boundary. No comment. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water regarding water service to this property. Fire Department: Outside service area; provide statement from area volunteer Fire Department indicating approval and ability to provide service. County Planning: Approved as submitted. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicant was present. Staff presented the item and asked the applicant to provide additional details on the proposed home. Staff also asked the applicant to provide information on the one acre tract to assure that an illegal subdivision had not occurred. Public Works and Utility Comments were presented. Public Works staff noted that the home was located at the edge of the future Master Street Plan right-of- way for Crystal Valley Road. Staff noted that the home would need to be moved to a point 25 feet behind the new right-of-way line, if the required right-of-way were ever dedicated under any circumstance. The applicant was advised to respond to staff issues by September 28, 2005. The Committee forwarded the item to the full Commission. 4 FILE NO.: Z-7934 (Cont. STAFF ANALYSIS: The applicant has recently placed a multisectional manufactured home on the R-2 zoned, one acre tract located at 18501 Crystal Valley Road. He was not aware that the site was within the City's extraterritorial jurisdiction and a conditional use permit was needed. After being advised of the violation, the applicant applied for the C.U.P. The home is a 1999 model, 28' X 80', vinyl siding home. The applicant proposes to add covered decks on the front and rear. The home has been placed at the end of an existing concrete driveway where a single -wide manufactured home was previously located. Fencing and a storage building will be located on the site to comply with R-2 district standards. Staff is supportive of the proposed C.U.P. The home is compatible with uses in the general area. The applicant has agreed to relocate the home to a point 25 feet behind the Crystal Valley Road right-of-way line if the right-of-way is ever dedicated, under any circumstances, to 55 feet from centerline as required by the Master Street Plan. There is no bill of assurance for this unplatted acreage tract. To staffs knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the C.U.P. subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2_ If the Master Street Plan right-of-way for Crystal Valley Road is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line; a total of 80 feet from the centerline of Crystal Valley Road. 3. The home must be placed on the property in compliance with the following siting criteria from Section 36-254(d)(5) of the Code: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. 3 FILE NO.: Z-7934 Cont. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) Jason Isclow was present, representing the application. There were three (3) objectors present. Staff presented the application with a recommendation of approval. Jason Isclow addressed the Commission in support of the application. He explained that he is moving to this location to be closer to his church as he is a minister. He stated that he would improve the property and make it visually appealing. Joe Harvey addressed the Commission in opposition. He noted that there was a large home across Posey Lane, which recently sold. He explained that the homes in the area should be stick -built. There was a brief discussion of the existing residential structures in the area. Gordon Heiges also spoke in opposition. He explained that there is a safety issue with the placement of the manufactured home. He noted that it was in close proximity to Crystal Valley Road. Andrew Lachowsky also spoke in opposition. He explained that Crystal Valley Road is the main thoroughfare in the and people traveling the road will see the manufactured home. He made reference to newly approved subdivision in the general area. There was a general discussion related to the placement of the manufactured home in reference to the Crystal Valley Road right-of-way. Vice -Chairman Stebbins asked if the conditional use permit would run with the land or the property owner. Staff noted that it would run with the land unless there was a condition placed on the application. Chairman Rahman asked about the exterior of the manufactured home. Mr. Isclow indicated that the exterior would be vinyl siding. There was a brief discussion related to the compatibility of the proposed manufactured home with other structures in the area. There was a motion_ to approve the conditional use permit as recommended by staff. The motion passed by a vote of 7ayes, 2 nays and 2 absent. The application was approved. 4 1 RESOLUTION NO. 2 3 A RESOLUTION AFFIRMING THE LITTLE ROCK 4 PLANNING COMMISSION'S DECISION TO APPROVE AN 5 APPLICATION FOR A CONDITIONAL USE PERMIT FOR 6 ISCLAW MULTISECTIONAL MANUFACTURED HOME 7 (Z-7934) LOCATED ON THE R-2 ZONED PROPERTY AT 8 18,501 CRYSTAL VALLEY ROAD; AND FOR OTHER 9 PURPOSES. 10 11 WHEREAS, an application was filed by Jason Isclaw for a conditional use 12 permit for a multisectional manufactured home located on the R-2 zoned 13 property at 18,501 Crystal Valley Road, and 14 WHEREAS, the Little Rock Planning Commission, at its October 13, 2005, 15 meeting, voted to approve the conditional use permit by a vote of 7 ayes, 2 noes 16 and 2 absent, and 17 WHEREAS, a record objector aggrieved by the decision of the Planning 18 Commission lodged an appeal with the Board of Directors of the City of Little 19 Rock, and 20 WHEREAS, the Board, after hearing from all concerned persons, has 21 determined that the decision of the Planning Commission should be affirmed. 22 NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF 23 DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: [PAGE 1 OF 21 Resolution Application for Conditional Use Permit for Z-7934 1 Section 1. The decision of* the Little Rock Planning Commission in 2 approving a conditional use permit for Isclaw Multisectional Manufactured 3 Home located on the R-2 zoned property at 18,501 Crystal Valley Road is hereby 4 affirmed. 5 Section 2. This resolution shall be in full force and effect from and after its 6 adoption. 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Section 3. Severability. In the event any portion of this resolution is declared or adjudged to be invalid or unconstitutional, such declaration or adjudication shall not affect the remaining portions of this resolution, which shall remain in full force and effect as if the portion so declared or adjudged invalid or unconstitutional was not originally a part of this resolution. Section 4. Repealer. All ordinances and resolutions, and parts thereof, which are in conflict with any provision of this resolution are hereby repealed to the extent of such conflict. ADOPTED: ATTEST: APPROVED: Nancy Wood, City Clerk APPROVED AS TO LEGAL FORM: Thomas M. Carpenter City Attorney Resolution Application for Conditional Use Permit for Z7934 [PAGE 2 OF 2] Jim Dailey, -Mayor October 13, 2005 ITEM NO.: 13 FILE NO.: Z-7934 NAME: Isclaw Multisectional Manufactured Home — Conditional Use Permit LOCATION; 18501 Crystal Valley Road OWNER/APPLICANT: Jason Isclaw PROPOSAL: A conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned, 1.00 acre tract. SITE LOCATION: The property is located on the northwest corner of Crystal Valley Road and Posey Lane; '/4 mile south of Lawson Road. The site is outside of the city limits but within the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The area is rural in nature and is characterized primarily by single family homes on large tracts. The single family homes are in a variety of styles; including site built and manufactured homes. There are several single wide manufactured homes in the area. A church and cemetery are located north of the site, at the intersection of Crystal Valley and Lawson. The proposed multisectional manufactured home is compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Crystal Valley and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: One on -site parking space is required. The property has a concrete driveway off of Posey Lane with space for parking six vehicles. 4. SCREENING AND BUFFERS: No Comment. 5. PUBLIC WORKS COMMENTS: 1. Crystal Valley Road is classified on the Master Street Plan as a principal arterial. The right-of-way planned whenever future October 13, 2005 ITEM NO.: 13 R I2I11:80161 i • -. development takes place is 55 feet from centerline. If the Master Street Plan right-of-way is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line; a total of 80 feet from the centerline of Crystal Valley Road. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary. No comment. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water regarding water service to this property. Fire Department: Outside service area; provide statement from area volunteer Fire Department indicating approval and ability to provide service. County Planning: Approved as submitted. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicant was present. Staff presented the item and asked the applicant to provide additional details on the proposed home. Staff also asked the applicant to provide information on the one acre tract to assure that an illegal subdivision had not occurred. Public Works and Utility Comments were presented. Public Works staff noted that the home was located at the edge of the future Master Street Plan right-of- way for Crystal Valley Road. Staff noted that the home would need to be moved to a point 25 feet behind the new right-of-way line, if the required right-of-way were ever dedicated under any circumstance. The applicant was advised to respond to staff issues by September 28, 2005. The Committee forwarded the item to the full Commission. 2 October 13, 2005 ITEM NO.: 13 (Cont. STAFF ANALYSIS: FILE NO.: Z- The applicant has recently placed a multisectional manufactured home on the R-2 zoned, one acre tract located at 18501 Crystal Valley Road. He was not aware that the site was within the City's extraterritorial jurisdiction and a conditional use permit was needed. After being advised of the violation, the applicant applied for the C.U.P. The home is a 1999 model, 28' X 80', vinyl siding home. The applicant proposes to add covered decks on the front and rear. The home has been placed at the end of an existing concrete driveway where a single -wide manufactured home was previously located. Fencing and a storage building will be located on the site to comply with R-2 district standards. Staff is supportive of the proposed C.U.P. The home is compatible with uses in the general area. The applicant has agreed to relocate the home to a point 25 feet behind the Crystal Valley Road right-of-way line if the right-of-way is ever dedicated, under any circumstances, to 55 feet from centerline as required by the Master Street Plan. There is no bill of assurance for this unplatted acreage tract. To staffs knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the C.U.P. subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. If the Master Street Plan right-of-way for Crystal Valley Road is ever dedicated, under any circumstance, the property owner must move the manufactured home to a point 25 feet behind the new right-of-way line; a total of 80 feet from the centerline of Crystal Valley Road. 3. The home must be placed on the property in compliance with the following siting criteria from Section 36-254(d)(5) of the Code: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. 3 October 13, 2005 ITEM NO.: 13 Cont. FILE NO_: Z-7934 e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) Jason Isclow was present, representing the application. There were three (3) objectors present. Staff presented the application with a recommendation of approval. Jason Isclow addressed the Commission in support of the application. He explained that he is moving to this location to be closer to his church as he is a minister. He stated that he would improve the property and make it visually appealing. Joe Harvey addressed the Commission in opposition. He noted that there was a large home across Posey Lane, which recently sold. He explained that the homes in the area should be stick -built. There was a brief discussion of the existing residential structures in the area. Gordon Heiges also spoke in opposition. He explained that there is a safety issue with the placement of the manufactured home. He noted that it was in close proximity to Crystal Valley Road. Andrew Lachowsky also spoke in opposition. He explained that Crystal Valley Road is the main thoroughfare in the and people traveling the road will see the manufactured home. He made reference to newly approved subdivision in the general area. There was a general discussion related to the placement of the manufactured home in reference to the Crystal Valley Road right-of-way. Vice -Chairman Stebbins asked if the conditional use permit would run with the land or the property owner. Staff noted that it would run with the land unless there was a condition placed on the application. Chairman Rahman asked about the exterior of the manufactured home. Mr. Isclow indicated that the exterior would be vinyl siding. There was a brief discussion related to the compatibility of the proposed manufactured home with other structures in the area. 4 October 13, 2005 ITEM NO.: 13 (Cont.) FILE_ NO.: Z-7934 There was a motion to approve the conditional use permit as recommended by staff. The motion passed by a vote of 7ayes, 2 nays and 2 absent. The application was approved. 5 Subdivision Committee Comments pril 10, 2003 ITEM NO.: 6 ` FILE NO.: S-1377 NAME: Greenwood Acres Subdivision Preliminary Plat LOCATION: East of Stagecoach Road just south of McPherson Road I P66 ( Planning Staff Comments: I,,. m - 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the source of title of the landowner on the proposed preliminary plat. 3. Provide the linear feet of internal streets in the General Notes. 4. Provide the average size of lots/Minimal lot size in the General Notes. 5. Provide the number of lots in the General Notes. 6. Provide applicable existing covenants, and the proposed covenants on the land in the General Notes. 7. Provide the names of the streets and the street widths on the proposed plat. 8. Provide the limits of the floodway and/or floodplain on the proposed plat. 9. Provide a storm drainage analysis. (Data to be provided for all water courses entering and leaving the plat boundary.) 10. Provide a preliminary storm drainage plan. (Typical ditch section required to be shown.) 11. Provide the names of recorded subdivision abutting the plat area. 12. 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. 13. Provide the zoning classification within the plat boundary and of abutting areas shown. 14. Provide a phasing plan, if applicable, on the proposed 15. Provide the location of proposed PAGIS monuments. Variance/Waivers: 1. None requested. Public Works: preliminary plat. b-� P* Mk izo Lanehart Road is classified on the Master Street Plan Dedication of right-of-way to 30-feet from centerline will be way widths indicated on the plans are acceptable. as a collector street. required. Other right-of- 2. Provide the design of Boundary .5treets` conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. This includes Stagecoach, Lanehart, McPherson and Herndon. 3. Sidewalk locations are acceptable. Appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Plans for work in the right-of-way shall be submitted and approved prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering. at (501) 379-1817 (Derrick Bergfield). 5. 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. 6. Easements for proposed storm water detention facilities are required. 7. Easements are required for all storm water drainage areas. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpot) for more information regarding street light requirements. 9. Provide street profiles of hillside streets that demonstrate compliance with grade and sight distance design criteria. Re -location of one street and one cul-de-sac may be required. 10. Lots four through seven are crossed by a drainage way that needs to be addressed through easements of re -configuration. 11. All street names must be approved by Public Works. Show proposed street names on the proposed plat. 12. Minimum corner curve radius is 150-feet. 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 for details at 688-1414. Enter. : No comment received. Center -Point Enerav: No comment received. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection (s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Some portion of the water facilities to be installed in this area maybe larger than required for this development in order to enhance the overall reliability of the water system. Central Arkansas Water will participate in a portion of the cost of oversized facilities. 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 details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003. May 1, 2003 ITEM NO.: 6 FILE NO.:_ S-1377 NAME: Greenwood Acres Subdivision Preliminary Plat LOCATION: East of Stagecoach Road just south of McPherson Road DEVELOPER: G & S Builders, Inc. 2723 Foxcroft, Suite 104 Little Rock, AR 72227 ENGINEER: McGetrick and McGetrick Engineers 311 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 48.31 acres NUMBER OF LOTS: 193 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 12 — 65th Street, West CENSUS TRACT: 24.05 VARIAN C ESNVAIVERS REQUESTED: None requested. A. PROPOSAL: FT. NEW STREET: 6250 The applicant proposes to subdivide this 48+ acre site into 193 single-family lots. The proposed lots will average 65'x120' or 7800 square feet in area. The applicant proposes the development to occur in five (5) phases. The applicant has indicated the development will be developed in five phases. Phase I will consist of the development of 47 lots, Phase II 38 lots, Phase III 44 lots, Phase IV 36 lots and the final phase, Phase V, 28 lots. The applicant is requesting Master Street Plan improvements to Herndon, Lanehart and McPherson be deferred until the appropriate phase develops. May 1, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1377 The proposed development includes two play areas, one to be constructed in Phase If and the second, a tot lot, to be constructed in Phase V. B. EXISTING CONDITIONS: The site is a tree covered site adjoining the Pecan Lake Subdivision to the northeast. The area immediately north of the site, across Herndon, is also a vacant wooded site. Lanehart Lane has developed with single-family homes and two non-residential uses located near the intersection of Lanehart and Honeysuckle. The area across Stagecoach Road is a church and the Baptist Seminary. Just south of the site, along Stagecoach Road, there are two rather large automobile salvage yards. The roads are unimproved roadway with open ditches for drainage and no sidewalks. C. NEIGHBORHOOD COMMENTS: As of this writing Staff has received several informational phone calls from area residents. All abutting property owners of the site and the Pecan Lake, the Stagecoach Dodd, the Westwood and Tall Timber Neighborhood Associations were notified of the Public Hearing. In addition a neighborhood meeting was held on April 17, 2003 with the developer and the three area Neighborhood Associations to provide additional information to area residents and property owners. D. ENGINEERING COMMENTS: Public Works: 1. Lanehart Road is classified on the Master Street Plan as a collector street. Dedication of right-of-way to 30-feet from centerline will be required. Other right-of-way widths indicated on the plans are acceptable. 2. Provide the design of Boundary Streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. This includes Stagecoach, Lanehart, McPherson and Herndon. 3. Sidewalk locations are acceptable. Appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Plans for work in the right-of-way shall be submitted and approved prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 2 May 1, 2003 SUBDIVISION ITEM NO.: 6(Cont.)FILE NO.: S-1377 E. 5. 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. 6. Easements for proposed storm water detention facilities are required. 7. Easements are required for all storm water drainage areas. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 9. Provide street profiles of hillside streets that demonstrate compliance with grade and sight distance design criteria. Re -location of one street and one cul-de-sac may be required. 10. Lots four through seven are crossed by a drainage way that needs to be addressed through easements of re -configuration. 11. All street names must be approved by Public Works. Show proposed street names on the proposed plat. 12. Minimum corner curve radius is 150-feet. 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 for details at 688-1414. Enter : No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: A Capital Investment Charge based on the size of connection (s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Some portion of the water facilities to be installed in this area maybe larger than required for this development in order to enhance the overall reliability of the water system. Central Arkansas Water will participate in a portion of the cost of oversized facilities. Contact Central Arkansas Water at 992-2438 for additional details. 3 May 1, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1377 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the application. Staff stated the request was for a single-family preliminary plat to be located near the Pecan Lake Subdivision. Staff stated the request included 48.31 acres and 197 lots. Staff stated the proposed density equated to approximately 4-units per acre, within the allowable density of single- family development. Staff stated the proposed development abutted Stagecoach Road, McPearson Road, Lanehart Road and Herndon Road. Staff stated the applicant had indicated a phasing plan for the development. Staff stated the applicant was requesting the development of these roadways be deferred to the corresponding phase of development. Mr. McGetrick stated he was requesting in -lieu for the sidewalk construction on Stagecoach Road. He indicted he would contact the Highway Department with regard to the future development of Stagecoach Road and if the road was to be constructed in the near future he would then request an in -lieu contribution. Mr. McGetrick stated with this development (the single-family plat) Stagecoach Road would be developed with a turn lane but the applicant was requesting to allow an in -lieu contribution for the sidewalk construction if the Highway Department was going to come through and tear out the new sidewalk in the near future. Staff also requested any proposed parks and playground areas be shown on the proposed preliminary plat. Staff stated they had previously met with Mr. McGetrick regarding the plat and he had indicated two possible areas for park and playground development. Staff also stated Mr. McGetrick was aware of 0 May 1, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1377 an area of concern with regard to terrain development (proposed Lots 10, 11 and 12 and 21, 22 and 23). Mr. McGetrick stated he was looking into these areas for possible combination of lots to allow for a larger lot area. Staff requested Mr. McGetrick indicate in the General Notes section the proposed source of water and wastewater disposal. Staff also requested the proposed plat include the average lot size and the minimal lot size. Staff stated the General Notes section should also include the total number of lots proposed and any applicable covenants and/or proposed covenants on the land. Staff stated the proposed plat should include street names. Public Works comments were addressed. Staff stated all boundary streets were required to be brought up to standard per the Master Street Plan. Staff stated the proposed radius on the interior streets did not meet the minimum required radius. Mr. McGetrick stated a waiver of this requirement would be requested. He stated the intention was to slow traffic and a wider radius would only increase traffic speeds. Staff requested all drainage easements be shown on the proposed plat along with a preliminary storm drainage analysis and preliminary storm drainage plan. Staff stated all stormwater detention facilities would require easements as well as all stormwater drainage areas. Staff noted comments from the Central Arkansas Water Utility Company and from the Little Rock Wastewater Utility Department. Staff suggested Mr. McGetrick contact these agencies for further clarification of their comments. Staff also noted fire hydrants would be required within the proposed development. Staff suggested Mr. McGetrick contact the Little Rock Fire Department for further information regarding this requirement. There were no additional 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 concerns raised by Staff and the Subdivision Committee members. The applicant has reduced the number of lots to 193 lots. The reduction allowed for two play areas; one to be constructed in Phase II and the second, a tot lot, to be constructed in Phase V. The applicant has also addressed Staff's concerns of topography in the area of Lots 24 -- 30 by reducing the number of lots and increasing the lot area. The applicant has indicated the development will be developed in five phases. Phase I will consist of the development of 47 lots, Phase 11 38 lots, Phase Ill 44 lots, Phase IV 36 lots and the final phase, Phase V, 28 lots. The applicant is ;i May 1, 2003 SUBDIVISION NO.: 6 (Cont. FILE NO.: S-1377 requesting Master Street Plan improvements to Herndon, Lanehart and McPherson be deferred until the appropriate phase develops. Staff is supportive of this request. Typically, street improvements are phased and installed as the phase is being developed. The applicant proposes to realign Herndon Road as a part of the development. The applicant will construct the entire roadway of the newly aligned Herndon Road with the initial phase as well as construct improvements to Stagecoach Road adjoining the property. The applicant has indicated coordination with the Arkansas Highway and Transportation Department will be sought to ensure the improvements match the Phase 11 Plans of the Highway Department for Stagecoach Road. The applicant has contact the Little Rock Wastewater Department and the Wastewater Department has assured the applicant the sewer lines in the area do have adequate capacity to serve this development. A letter from the Wastewater Department has been requested and is forthcoming. Central Arkansas Water has indicated the water system has adequate capacity to serve this area also. The site is shown as Single Family on the City`s Future Land Use Plan (up to five units per area). Area residents have expressed the density of the development as a concern. The overall density of the proposed development is 3.99 units per acre, within the allowable density of single-family development. The applicant has met the minimal requirements of the Subdivision Ordinance (60 by 100 foot lots or 7,000 square feet in area). The applicant has also set aside areas for play areas for the development. The applicant has indicated sidewalks will be placed as required per the Master Street Plan and all infrastructure will be put in place as the subdivision is developed. To Staffs knowledge, there are no outstanding issues associated with the proposed request. Staff feels that although the development is proposed at a density greater than existing developments in the area the development, the development does meet the minimum requirements of the Subdivision Ordinance. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested phasing plan for street development. Staff recommends approval of the requested variance to allow an increased radius on the two interior streets. Staff recommends approval of the request to allow an in -lieu contribution for sidewalk construction along Stagecoach Road. t May 1, 2003 SUBDIVISION TEM NO.: 6 (Cont.) FILE NO.: S-1377 PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Pat McGetrick of McGetrick and McGetrick was present representing the application. There were objectors present. Staff stated the proposed preliminary plat did met all the requirements of the Subdivision Ordinance. Staff presented a recommendation of approval of the request. Ms. Cindy Dawson, Deputy City Attorney, stated according to Richardson v. the City of Little Rock Planning Commission if a proposed preliminary plat meet all the minimum requirements of the Subdivision Ordinance with regard to lot sizes the Commission must approve the request. Mr. Steve Thompson addressed the Commission in opposition of the proposed development. He stated the residents of Pecan Lake were opposed to the proposed development. He stated his concerns were with the traffic, the density and the ability of the area schools to handle the children. He stated the area was a quiet place and the development of this number of homes in this small of an area was too intense. Mr. A.G. Krippendore addressed the Commission in opposition of the proposed preliminary plat. He stated his concern was drainage. He stated the site was a former dairy farm and the area was very low. He stated the existing culverts under the roads were not adequate to handle the existing water when there was a small rain and with the additional paving in the area there would be additional drainage problems. Mr. Charles Tanner addressed the Commission in opposition of the proposed preliminary plat. He stated the neighborhood was concerned with the roads in the area. He stated currently the area did not have a problem with crime since all the roads lead to a dead end. He stated if the development was constructed then this would open up roads into the neighborhood and thus lead to additional crime concerns. Mr. Tanner stated the current roads were narrow and not designed to handle the current traffic. He stated with the development of the site with 192 homes this would only increase traffic in the area and thus further tax the existing roads. He stated the traffic on Stagecoach was significant in the morning and afternoon. He stated with the addition of these homes this would further increase the traffic in the area. Mr. Tangier stated the three neighborhoods had joined together and gathered 400 plus signatures in opposition of the proposed density. Ms. Janet Berry spoke in opposition of the proposed development. She stated there were three suggestions from the neighborhood with regard to the development. She stated the lots that were not internal to the neighborhood would not feel a part of the neighborhood. 7 May 1, 2003 SUBDIVISION ITEM NO_: 6 (Cont. FILE NO.: S-1377 Ms. Berry stated the development of a play area in the detention pond area was not the proper place to place a playground. She stated with the current drainage problems in the area the children would not be allowed to play in the park for a majority of the year. She stated the proposed development should incorporate additional green space to make the development more conducive to the neighborhood. Ms. Mary Rogers spoke in opposition of the proposed development. She stated the residents of Pecan Lake were not opposed to development they only wanted the development to be compatible to the neighborhood. She stated her concern was for the children. She stated the proposed development did not allow for sufficient play area for the children of the neighborhood. Ms. Rogers stated the residents of Pecan Lake would like to see fewer lots, approximately 120 lots with adequate green space. Ms. B.J. Wyrick addressed the Commission stating she was a member of the Board of Directors and represented Ward 7, the area of the proposed plat. She stated she had attended a neighborhood meeting with the developer and the three affected neighborhoods and had asked for a show of hands in support of the development and no one in attendance was supportive of the development. Director Wyrick requested the developer install the detention in the first phase to help eliminate concerns of drainage. She stated the roads in the area were substandard and requested all the Master Street Plan roadways be constructed in the first phase as well to assist in the travel of automobiles through the area. She also requested a turn lane be installed on Stagecoach Road to assist residents of the new subdivision with entering the site during peak traffic hours. Director Wyrick also requested a fence be installed to separate the existing single-family homes on large lots from the new homes which would be constructed on somewhat smaller lots. Ms. Ruth Bell addressed the Commission with observations. She stated the proposed development would increase traffic on already taxed roadways and the infrastructure in the area was not adequate to handle the increased number of homes. She stated until the city began requiring off -site improvements this would continue and the current situation would only worsen. There was a general discussion concerning the proposed development and the infrastructure in the area. Staff stated the wastewater department had indicated there was sewer capacity in the area and the water department had also indicated the proposed development would not significantly impact water distribution. The roadways were discussed. Staff stated the roads were narrow roads with only sixteen foot of pavement and open ditches for drainage. The Commission questioned the finished road width after Y2 street improvements were in place. Staff stated there would be approximately 20 to 22 feet of pavement, curb and gutter on the applicant's side and a 2 foot shoulder on the opposite side of the road. 0 May 1, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1377 There was discussion concerning the exterior lots backing onto the road. Staff -stated the roads were classified as local streets and this was permissible. Staff stated the traffic at build -out would generate additional traffic in the area to close to collector standards but backing out onto the road would still be permissible. Temporary detention was discussed. Staff stated the applicant would be required to place temporary detention on site during Phase I to ensure there was no additional run off. Staff stated the applicant would also be required to fix the culvert in the area and ensure down stream capacities were in place to handle the additional water. Staff stated they would not be able to correct problems on private property. Mr. McGetrick stated the developers did not want to fence the proposed subdivision. He stated they wanted to feel a part of the neighborhood. He stated the development was a single-family neighborhood much like the neighborhoods in the area. The Commission questioned at what point Bills of Assurance were reviewed. Staff stated the applicant submitted a preliminary Bill of Assurance at the time of filing. Staff stated the Bills submitted did not govern the items the neighborhood was concern with such as square footage, construction materials, etc. Staff stated the Bill .of Assurance submitted only ensure the minimum requirements were being adhered to per the zoning and subdivision ordinances. Mr. McGetrick stated the developer intended to construct homes in the $110,000 to $150,000 price range. He stated the developers had constructed homes in the Pecan Lake and Tall Timber neighborhoods and was very familiar and sensitive to the desire of the neighborhoods. A motion was made to approve the proposed preliminary plat as filed to include all staff recommendations and comments. The motion carried by a vote of 8 ayes, 1 noe, 1 absent and 1 abstention (Obray Nunnley). 90 March 11, 2004 ITEM NO.: 10 NAME: Diamond T Subdivision Preliminary Plat LOCATION: On Crystal Valley Road DEVELOPER: Diamond Development Company P.O. Box 26052 Little Rock, AR 72210 FN(;INFFR- McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 12.11 acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 48 R-2, Single-family 17 CENSUS TRACT: 42.08 FILE NO.: S-1419 FT. NEW STREET: 1550 L.F. VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to subdivide 12.11 acres located on Crystal Valley Road into 48 single-family lots. The site is located outside the existing city limits of Little Rock, and the applicant has indicated annexation will be sought if the proposed plat is approved. The applicant is proposing an average lot size of 7560 square feet and the minimum lot dimension of 63-feet by 120-feet. The applicant has indicated 1550 linear feet of new street as a part of the development. B. EXISTING CONDITIONS: The site is located on Crystal Valley Road outside the City limits. The City limits adjoin the site to the west (Eagle Hill Community) making annexation a possibility. The site is currently vacant. The site as well as the general area March 11, 2004 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: S-1419 contain rolling hills. There are single-family homes located across Crystal Valley Road as well as north and south of the site. There is a PCD located south of the site that appears to be functioning as a single-family residence. Crystal Valley Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The preliminary plat shows right-of-way dedications and street improvements as required by the Master Street Plan. However, sidewalk construction is also required on Crystal Valley and on West Diamond Way west to Diamond Cove. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Show easements for all drainage and detention facilities. 4. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNI Wastewater: The site is located outside the city limits and outside the service boundary. No comment. Entergy: No comment received. Center -Point Energy: Approved as submitted. 2 March 11, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: S-1419 SBC: Approved as submitted. 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 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 information. Fire Department: Located outside the City Limits. The site must annex to receive City services. 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. ISSUESITECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the request was for a preliminary plat located outside the corporate limits. Staff stated since the proposed plat was located within the city's planning jurisdiction it was appropriate to review the plat and as a condition of approval the applicant would be required to seek annexation. Staff stated it should be clear that support of the plat did not constitute support of the annexation. Staff requested the applicant provide additional information related to the proposed preliminary plat. Staff requested the applicant provide a 30-foot front building line adjacent to Crystal Valley Road. Staff also requested the applicant provide the names of owners of unplatted tracts abutting the proposed plat area. Staff requested the applicant provide a phasing plan, if applicable. Public Works comments were addressed. Staff stated a grading permit would be required prior to any grading activities on the site. Staff also stated the right-of- way for Crystal Valley Road was not sufficient to meet the minimum requirements of the Master Street Plan. K March 11, 2004 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: S-1419 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 February 19, 2004 Subdivision Committee meeting. The applicant has indicated a 30-foot front building line adjacent to Crystal Valley Road (a collector street on the Master Street Plan) and a 25-foot front building line adjacent to the interior street. The applicant is requesting a variance to allow an increased lot depth to width ratio for Lots 19 — 20, 24 — 27 and 33 — 36. These lots are corner lots at the ends of cul-de-sacs. The Subdivision Ordinance requires no lot may be developed at a ratio greater than three times the depth to width ratio. Staff feels the proposed requested variance will have minimal to no adverse impact on the adjoining properties. Staff is supportive of the proposed requested variance. Staff is supportive of the proposed preliminary plat. For the most part the proposed preliminary plat meets the minimum requirements of the Subdivision Ordinance with regard to minimum lot width, minimum lot depth and the minimum square footage required for an R-2, Single-family zoned property. The site is located outside the City limits and should the preliminary plat be approved, the applicant will file for annexation. Staff is not however, indicating support of the future annexation request. The request will be evaluated on its merits based on the cost/benefit analysis prepared at the time of the requestffor annexation. Development of the plat as proposed is conditioned upon annexation to the City since the developer proposes to utilize Little Rock sewer service. Otherwise, to staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed preliminary plat should have minimal to no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat 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 Lots 19 — 20, 24 — 27 and 33 — 36 to develop with an increased lot depth to width ratio. El March 11, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1419 The property must be annexed to the City of Little Rock prior to any grading activities or development of the site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated March 10, 2004 requesting the item be deferred to the March 25, 2004 Public Hearing. Staff stated the applicant was requesting additional time to meet the adjoining property owners to discuss their concerns. Staff stated the requested deferral would require a waiver of the By-laws related to the late deferral request. Staff stated they were supportive of the requested By-law waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 4 ITEM NO.: 10 FILE NO.: S-1419 NAME: Diamond T Subdivision Preliminary Plat LOCATION: Crystal Valley Road, approximately 1200 feet north of the east/west leg 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. Indicate a 30-foot platted building line adjacent to Crystal Valley Road. 3. The site is located outside the city limits. The applicant will be required to annex the property.if approved to receive city services. 4. Provide the name/address and source of title for the landowners on the proposed preliminary plat. 5. Provide the limits of the floodway and/or floodplain on the proposed preliminary plat. 6. Provide the names of owners of all unplatted tracts abutting the plat area. 7. Provide a phasing plan, if applicable, for the proposed subdivision. Variance/Waivers: A variance to allow an increased lot depth to width ratio for corner lots. L. Public Works: � N�- C.; 7ul 1. The preliminary plat shows right-of-way dedications and sNet improvements as required by the Master Street Plan. However, sidewalk construction is also required on Crystal Valley and on West Diamond Way west to Diamond Cove. ,,.' 2. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any 4vl� 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. `X 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Show easements for all drainage and detention V� facilities. 4. Prepare a letter of pending development addressing streetlights as required by Section 31- �� 403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) .�� for more information regarding street light requirements. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick p� Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: The site is located outside the city limits and outside the service boundary. No comment. Enter : No comment received. o� k Center -Point Energy: Approved as submitted. SBC: Approved as submitted. 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 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 information. Fire Department: Located outside the City Limits. The site must annex to receive City services. 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. Planning 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, February 25, 2004.