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HomeMy WebLinkAboutZ-5963-D Staff AnalysisFILE NO-, S -1313-E NAME: Woodlands Edge Preliminary Plat LOCATION: near Sweet Grass Drive and Woodland Trails DEVELOPER Rocket Properties P.O. Box 3157 Little Rock, AR 72203 ENGINEER, The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203-3837 AREA: 70 acres NUMBER OF LOTS: 78 FT. NEW STREET: 4,450 CURRENT ZONING: PRD — Planned Residential Development PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED.- 1. EQUESTED: 1. A variance to allow increased street grades to exceed maximum allowed. 2. A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 (15 -feet). 3. A variance to allow Lot 36, 56 of Block 20 to have a reduced minimum lot width for a corner lot. 4. A variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. 5. A variance to allow a reduced rear yard setback (15 -feet) in areas where lots abut dedicated green space. FILE NO.: S -1313-E BACKGROUND: Woodlands Edge was originally approved in August 2001, as a 214 -acre subdivision with 466 residential lots and 28,500 linear feet of new street. In the applicant's original cover letter he indicated "This new neighborhood would preserve approximately 70 acres of greenbelts and open spaces and would feature a neighborhood park with connecting trails, sidewalks and footpaths. The development plan and site engineering for the Woodlands would be done in such a way as to reduce the impact of development on the land." The applicant indicated they was not only trying to preserve as many trees as possible in the development, but was also trying to reduce the amount of excavation and fill required to create roadways and buildings sites. The applicant stated the desire was to limit disruption of the site's hydrology by allowing the surface runoff to continue to flow in undisturbed natural basins. The cover letter also indicated the basis of the request for a reduced design standard for Woodlands Trail. The principal roadway through the property is shown on the City's Master Street Plan as a collector street. The applicant indicated no lots would front the roadway except for thirteen of the lots on the eastern end. The applicant also indicated the roadway would be lined with wooded green belts ranging from 25 -feet to over 200 - feet in width on each side. In addition, the applicant indicated three traffic -calming circles approximately 1200 to 1300 feet apart along the roadway. The circles, or roundabouts, were to be designed not only to slow traffic, but also to discourage through traffic. The applicant stated the desire was to preserve more trees by allowing them to remain close to the edge of the roadway. The proposal included along the collector street, the sidewalks and trails were planned to meander within the green belts and open spaces. The property owners' association would maintain these sidewalks and trails when located on commonly owned property. The applicant stated the desire was to create a neighborhood that looks and feels more like a wooded setting where residents could more fully enjoy the natural character of the land. The applicant also indicated by retaining more trees and minimizing the impact of development on the land, they would be able to create a higher quality neighborhood through environmentally responsible and sustainable site development and techniques. Ordinance No. 18,539 established variances for the Woodlands Edge Preliminary Plat and Ordinance No. 18,538, (both adopted by the Little Rock Board of Directors August 21, 2001) allowed for a reduced design standard for Woodlands Trail in Woodlands Edge Subdivision. The approval allowed certain lots to be created as lots without public street frontage and certain lots to be created as pipe stem lots with reduced standards. Woodlands Trail was to be constructed with a 45 -foot right-of-way and 28 -feet of pavement with sidewalks placed outside the right-of-way in a dedicated easement not less than 10 -feet in width. 2 FILE NO.: S -1313-E (Cont. A. PROPOSAL/REQUEST.- The ROPOSAL/REQUEST: The applicant proposes to add to the subdivision by subdividing approximately 70 -acres into 78 single-family lots and areas of green space. The applicant is proposing the average lot size to be 11,489 square feet and the minimum lot size to be 8,402 square feet. The applicant is proposing 4,450 linear feet of new street to be added as a result of the platting. The applicant is requesting several waivers and variances from city ordinances. The applicant is requesting street grades, which exceed the maximum allowed, platted building lines of 15 -feet in various locations and a reduced rear yard setback of 15 -feet on lots abutting dedicated green space. The applicant is requesting corner lots to have a reduced lot width and two of the lots to have a reduced lot area. More detail of the requested waivers and variances is listed in paragraph H along with the staff recommendation of each request. The applicant is requesting the current PRD zoning be revoked and R-2, Single- family zoning be restored. B. EXISTING CONDITIONS: The site is vacant and wooded with varying degrees of slopes. Olds Lane is contained within the proposed plat area and currently has a scattering of single- family homes. Woodlands Edge has begun developing the first phases to the east of the site and Cherry Creek Subdivision is located to the north of the proposed plat area. The site is currently zoned PRD as a part of the former Brodie Creek Development Plan. The area to the south is currently zoned R-2 Single-family as is the area to the east. The proposed 36th Street connection is located south of the proposed plat area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The John Barrow Neighborhood Association and all property owners abutting the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sweet Grass Drive will function as and needs to be designed as a collector. Unlike Woodlands Trail, lots take direct access from this street. 2. Brodie Creek bridge crossing needs to be designed to AHTD standards. A letter of map revision may be required (FEMA). 3 FILE NO.: S -1313-E (Cont. 3. While the typical section shows sidewalks, the locations should also be shown on the plan. Identify any variances requested. 4. A grading permit is accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. Alteration of water courses will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 7. A special Grading Permit for Flood Hazard areas will be required per Section 8-283 prior to the construction. 8. The minimum finish floor elevation is required to be shown on the plat and grading plans for those lots located in the floodplain. Show the limits of the floodplain at all locations. 9. The floodway area needs to be platted as an easement or dedicated to the City. In addition, a 25 -foot floodway easement needs to be platted adjacent to the floodway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required for this project. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system, Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: All public and private streets must meet the Master Street Plan requirement. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. Counly Planning: No comment received. CATA: No comment received. 2 FILE NO.: 5-1313-E (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) The applicant was present representing the request. Staff presented the item with a brief overview of the previously approved preliminary plat currently under construction. The applicant indicated they were no longer requesting a review of the northern portion of the plat area and requested a deferral of that portion only. Staff suggested the applicant withdraw the request for the northern portion and re -file when the design was secured. The applicant stated several of the variances were related to the northern portion. Staff requested additional information be shown on the proposed preliminary plat with regard to the source of water, the source of wastewater disposal, the storm drainage analysis and the preliminary storm drainage plan. Staff also requested the applicant request through a letter the PRD zoning be revoked on the site restoring the R-2, Single-family zoning. Public Works comments were addressed. Staff noted storm water detention would apply to the development. The applicant indicated a lake would be constructed along the western edge of the plat boundary. The applicant stated they would furnish additional information to staff. Staff stated there were concerns of allowing Sweet Grass Drive to be constructed to the requested design standard. Staff stated with the proposed number of lots and the roadway eventually connecting to West 36th Street, Sweet Grass Drive would function as a collector street even though the street was not shown on the Master Street Plan as a collector street. Staff stated Sweet Grass Drive was not the same as Woodlands Trail since there were a large number of lots taking access to Sweet Grass and this was not the case on Woodlands Trail. After a lengthy discussion of the proposed roadway and rights-of-way, staff suggested the applicant meet with Public Works and Planning prior to the public hearing to resolve as many outstanding issues as possible. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant NO.: S -1313-E has indicated the source of water and the source of disposal of wastewater on the proposed preliminary plat, Central Arkansas Water and Little Rock Wastewater respectively. The applicant has also indicated the names of platted subdivisions abutting the plat area and has shown the names of owners of all unplatted tracts abutting the plat area and the names of owners of platted tracts in excess of two and one-half acres. The applicant met with staff to discuss Sweet Grass Drive and the proposed design standard. Staff is agreeable the proposed design standard of a residential street is acceptable. The applicant is proposing 26 -foot of pavement with 50 -foot right-of-way and the street to stub to properties located to the south. The applicant has indicated the development of the area with 78 single-family homes at a density of 0.91 units per acre. The applicant has indicated there is an additional 70 to 100 acres lying south of the site that is "developable". The applicant has indicated a connection to the proposed West 36th Street Extension will not be made, if the area to the south develops or if a connection is made the two subdivisions will not be connected through street design to ensure a "cut - through" the neighborhood is not developed. The applicant is requesting several waivers and variances from the Subdivision Ordinance. The applicant is requesting a variance to allow increased street grades to exceed maximum allowed. The applicant has indicated in most areas the grades will be met but in some areas the grades may exceed the minimum allowed. The applicant has indicated with the reduced street widths to minor residential street and residential street standard, the grades will be more easily achieved. Staff is supportive of the request to allow the increased grades. The applicant is also requesting a variance to allow a reduced platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15 - feet. The areas with the reduced platted building lines are in areas abutting cul- de-sacs or street bulbs with the exception of Lots 34 — 36 of Block 20. Staff is supportive of the request to allow the lots to develop with a reduced platted building line. The topography of the site is such that a reduced building line is necessary to allow the lots to develop with preservation in mind. The entire development has been constructed with conservation and preservation of green space. If the lots develop with the typical 25 -foot platted building line, the applicant would reduce the designated green space along the rear of these lots. The applicant is also requesting a variance to allow Lots 36 and 56 of Block 20 to have a reduced minimum lot width for a corner lot. The Subdivision Ordinance required corner lots to have a minimum 75 -foot width to allow for the platted building lines on each corner to reduce visibility problems. Staff is supportive of the reduced corner lots on these two lots. Lot 36 is located on the corner of a cul-de-sac that serves four lots and Lots 56 is 74 -feet in width. The applicant is requesting a variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. The ordinance requires all lots to have a minimum of 7,000 square feet. The lots are approximately 6,000 and 6,800 0 FILE NO.: S -1313-E (Cont.) square feet in area. The lots are corner lots on Bridge Road. Staff is supportive of allow the lots to develop with a reduced minimum lot area. Staff feels the lots will have ample buildable area even with the required setbacks on each street side. The applicant is also requesting a variance to allow a reduced setback (15 -feet) in areas where lots abut dedicated green space. Staff is supportive of this request. The applicant has indicated and staff agrees in these areas the rear yard setbacks will appear much greater and if a reduced setback is granted there should be minimal to no adverse impact on the adjoining properties. The applicant has indicated storm water detention on the proposed site plan. There are two areas, which could potentially serve as storm water detention. The site contains a lake with a dam that has been damaged, which could be reconstructed for an additional amenity to the development or there is a second area that has been identified that could serve as storm water detention. The applicant is requesting the previously approved PRD zoning be revoked on the area allowing the base zoning of R-2, Single-family to be restored. Staff is supportive of this request. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to subdivide this 70 -acre parcel into 78 single-family residential lots and the associated variances. 1. 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 approval of the following variances from the Subdivision Ordinance: • A variance to allow increased street grades to exceed maximum allowed. • A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15 -feet. • A variance to allow Lot 36, 56 of Block 20 to have a reduced minimum lot width for a corner lot. • A variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. • A variance to allow a reduced setback (15 -feet) in areas where lots abut dedicated green space. Staff recommends approval of the request to revoke the existing PRD zoning classification and restore R-2, Single-family zoning to the area. 7 FILE NO.: 5-1313-E(Cont.) PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff stated the John Barrow Neighborhood Association had indicated support of the proposed preliminary plat subject to compliance with the conditions outlined in the staff report. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the following variances from the Subdivision Ordinance: • A variance to allow increased street grades to exceed maximum allowed. • A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15 -feet. • A variance to allow Lots 36, 56 of Block 20 to have a reduced minimum lot width for a corner lot. • A variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area. • A variance to allow a reduced setback (15 -feet) in areas where lots abut dedicated green space. Staff presented a recommendation of approval of the request to revoke the existing PRD zoning classification and restore R-2, Single-family zoning to the area. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.