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HomeMy WebLinkAboutS-0285-III Staff Analysisf 111MIVA10 10111M FILE NO.: S-285-JJJ NAME: Cypress Point Addition Lots 261 — 310 Revised Preliminary Plat LOCATION: North of Chenonceau Boulevard and West of Ranch Drive on Buckland Loop 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. Provide the proposed building line for Lot 310 on the preliminary plat drawing. Variance/Waivers: None requested. Public Works: 1. No comment regarding the addition of one new lot. 2. Chenonceau Boulevard on this plat changes to Buckland Road when you cross the bridge into the Ranch. We recommend re -naming Chenonceau Boulevard to Buckland Road on this plat. Utilities and Fire Department/County Planning: Wastewater: Sewer mains have been installed to provide service to lots according to original plat. If sewer service is required to be relocated it will be at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. Punning 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, June 30, 2004. July 15, 2004 FILE NO.: 5-285-111 NAME: Cypress Point Addition Lots 311 — 363 Revised Preliminary Plat LOCATION: East of Patrick Country Road at Chenonceau Boulevard DEVELOPER: Ranch Properties, Inc Suite 300, Financial Center III Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.94 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 53 R-2, Single-family 20 - Pinnacle 42.05 VARIAN C ESMAIVE RS REQUESTED: FT. NEW STREET: 3010 1. A variance to allow double frontage lots for Lot 312 and Lots 321 - 324. 2. A variance to allow the placement of a six foot fence within the required setback. BACKGROUND: The Planning Commission approved a preliminary plat for a site located to the east of this site on November 11, 1999. The applicant failed to pursue Final Platting within the time frame required by the Subdivision Ordinance; therefore, the previous plat became null and void. The applicant re -filed the plat as previously approved which was beard by the Commission at their May 9, 2002 Public Hearing. The Commission approved the plat with the requested variance to allow a minimum centerline radius of 75-feet by a vote of 10 ayes, 0 noes and 1 absent. On August 8, 2002, the Little Rock Planning Commission approved a preliminary plat for the subdivision of the 24.26 acres into 49 single-family lots. There was 4950 linear feet of new street proposed within the development. The applicant proposed the July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-111 development to be final platted in three phases. Phase I would include Lots 261 — 283, Phase II would include Lots 284 — 299 and Phase III would include Lots 300 — 309. The average lot size proposed was 115 feet by 140 feet or 16,100 square feet. The density proposed was 2.7 units per acre; a very similar density to West Little Rock development. The 100-year flood elevation was indicated at 264.00 feet. The applicant indicated all lots would be filled to a minimum elevation of 264.00 feet and all floor grades would be a minimum elevation of 265.0 feet. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved preliminary plat by expanding the area to include property located to the east. The applicant is proposing the subdivision of 18.94 acres into 53 single-family lots. The proposed subdivision will be developed in two phases with Lots 311 — 325 developed in the first phase. The proposed preliminary plat indicates a front building line along the residential street (Buckland Road) of twenty-five feet and along Chenonceau Boulevard as thirty -feet. The applicant is proposing the average lot size of one hundred twenty feet by seventy-five feet or 9,000 square feet. The proposed density is 2.79 units per acre. The proposed subdivision will add 3010 linear feet of new street to the city. The proposed preliminary plat indicates all lots will be filled to a minimum elevation of 264 feet and all finished floor grades will be a minimum elevation of 265.0 feet. The proposed subdivision will require a variance from the Subdivision Ordinance to allow Lots 312 and 321 — 324 to be double frontage lots. The applicant has indicated a five foot no right of vehicular access easement along the rear of the lots to limit access to the adjoining street. The applicant is requesting a variance to allow the placement of a six foot fence within the required setback along Chenonceau Boulevard and Buckland Road. B. EXISTING CONDITIONS: The site is relatively flat and tree covered. Chenonceau Boulevard has not been constructed adjacent to the site. To the southwest of the site, a multi -family development is currently under construction. To the west of the site are single- family homes accessed from Patrick Country Road. To the north of the site is vacant R-2, Single-family zoned property. East of the site is a new subdivision currently under construction; a first phase of the Cypress Point Subdivision. South of the site is the Arkansas Baptist School along with their sports fields. July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-III C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from the Arkansas Baptist School requesting additional information and indicating concern of possible flooding of their sports fields with the proposed development. All abutting property owners, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the River Valley Neighborhood Association, the Maywood Manor and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. We recommend re -naming Chenonceau Boulevard to Buckland Road on this plat from the traffic circle east. 2. Fill in the floodplain must not restrict flow through any existing un-improved drainage channel to the south. Channel improvements may be required. Provide the proposed finished grade. 3. Remove the median from the eastern -most cul-de-sac. A standard single unit truck including waste collection trucks can not turn in the 15-foot radius. 4. Storm water detention will not apply to the proposed development provided all channel capacities are sufficient to carry the 100-year storm. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Minimum finished floor elevations must be shown on the final plat. 6. Prepare a letter of pending development addressing streetlights as required by Sections 31-403 of the Little Rock code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 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 information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 3 July 15, 2004 SUBDIVISION ITEM NO.: FILE NO.: S-285-III Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have a 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item indicating the request was an additional phase of the Cypress Point Subdivision located to the west of the proposed subdivision. Staff requested the applicant provide additional information concerning the proposed phasing plan, the zoning classification within the plat boundary and of abutting areas and the source of title of the landowner. Public Works comments were addressed. Staff requested the applicant change the name of Chenonceau Boulevard at the traffic circle to Buckland Road. Staff noted the existing street signs named the street Buckland Road. Staff also stated the site would require a significant amount of fill. Staff requested a grading and drainage plan to ensure the development did not restrict the flow of water from and around the site. Staff suggested Mr. White contact the Arkansas Baptist School to discuss the impacts of the development of the school's ball fields. Mr. White noted the fields currently had a drainage problem and he would work with the school to try and resolve their concerns. Staff also requested the applicant remove the median from the proposed cul-de-sac on Chenconceau Plaza. Commissioner Rector suggested the applicant rename the street. He stated the name could cause confusion for emergency workers trying to find an address. 4 July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-111 Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 30, 2004 addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the zoning classification within the plat boundary and of abutting parcels, indicated a phasing plan and indicated the source of title of the landowner. The applicant has also renamed Chenonceau Boulevard at the traffic circle, as requested by staff to Buckland Road and removed the median from the cul-de-sac on proposed Chenonceau Plaza. The applicant has also renamed Chenonceau Plaza to Cypress Village Lane as requested by staff. The applicant has indicated a grading and drainage plan will be submitted prior to construction. The applicant has indicated currently there is a drainage problem affecting the Arkansas Baptist School's athletic fields. The applicant has indicated the existing condition will not be worsened, and with the development of the indicated lots, drainage problems in the area will somewhat be corrected to alleviate some of the existing problems. On -site detention is not required as a part of the plat since a regional detention facility was installed as a part of the overall Ranch Development. Staff is supportive of the proposed request. The applicant is proposing the subdivision of 18.94 acres into 53 single-family lots; resulting in a density of 2.79 units per acre. The proposed preliminary plat indicates the subdivision will be developed in two phases with Lots 311 — 325 developed in the first phase and Lots 326 — 363 being developed in the second phase. The proposed preliminary plan indicates a front building line along the residential street (Buckland Road) of twenty-five feet and along Chenonceau Boulevard as thirty -feet; adequate to meet the minimum front building line per the Subdivision Ordinance. The average lot size proposed is one hundred twenty feet by seventy-five feet or 9,000 square feet. The indicated lot widths, depths and minimum area are more than adequate to meet the minimum requirements of the Subdivision Ordinance. The proposed subdivision will add 3,010 linear feet of new street to the city. The proposed preliminary plat indicates streets will be constructed to Master Street Plan standard. The proposed preliminary plat indicates all lots will be filled to a minimum elevation of 264 feet and all finished floor grades will be a minimum elevation of 265.0 feet as required by City ordinance. 5 July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-111 The applicant is requesting a variance from the Subdivision Ordinance to allow the placement of double frontage lots. The applicant has indicated a five foot no right of vehicular access easement along the rear of the lots. Staff is supportive of the requested variance as indicated. The no right of vehicular access will limit the number of curb -cuts on Chenonceau Boulevard, thus facilitating traffic movement on this local commercial street. The applicant is also requesting a variance to allow the placement of a six foot fence within the required setback adjacent to Chenonceau Boulevard and Buckland Road. Staff feels a fence located within the required setback should have minimal to no impact on the adjoining street. Staff is supportive of the placement of the fence as requested by the applicant. To Staffs knowledge there are no outstanding issues associated with the proposed request. As stated the indicated lots meet the minimum requirements of the Subdivision Ordinance with the exception of the allowance for double frontage lots. Staff feels the development of the subdivision as proposed should have minimal to no adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the request variance to allow double frontage lots on Lot 312 and Lots 321 — 324 of the Cypress Point Subdivision Preliminary Plat. Staff recommends approval of the requested variance to allow the placement of a six foot fence within the required setback. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also recommended approval of the request variance to allow double frontage lots on Lot 312 and Lots 321 — 324 of the Cypress Point Subdivision Preliminary Plat and the requested variance to allow the placement of a six foot fence within the required setback. Staff also recommended the applicant provide channel improvements as needed to provide for passage of the 100-year storm. 0 July 15, 2004 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-285-111 There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 FILE NO.: S-285-III NAME: Cypress Point Addition Lots 311 — 363 Revised Preliminary Plat LOCATION_ East of Patrick Country Road at Chenonceau Boulevard DEVELOPER: Ranch Properties, Inc Suite 300, Financial Center III Little Rock, AR 72211 FNGINFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.94 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 53 R-2, Single-family 20 - Pinnacle 42.05 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 3010 1. A variance to allow double frontage lots for Lot 312 and Lots 321 - 324. 2. A variance to allow the placement of a six foot fence within the required setback. BACKGROUND: The Planning Commission approved a preliminary plat for a site located to the east of this site on November 11, 1999. The applicant failed to pursue Final Platting within the time frame required by the Subdivision Ordinance; therefore, the previous plat became null and void. The applicant re -filed the plat as previously approved which was heard by the Commission at their May 9, 2002 Public Hearing. The Commission approved the plat with the requested variance to allow a minimum centerline radius of 75-feet by a vote of 10 ayes, 0 noes and 1 absent. On August 8, 2002, the Little Rock Planning Commission approved a preliminary plat for the subdivision of the 24.26 acres into 49 single-family lots. There was 4950 linear feet of new street proposed within the development. The applicant proposed the FILE NO.: S-285-III (Cont. development to be final platted in three phases. Phase I would include Lots 261 — 283, Phase II would include Lots 284 — 299 and Phase III would include Lots 300 — 309. The average lot size proposed was 115 feet by 140 feet or 16,100 square feet. The density proposed was 2.7 units per acre; a very similar density to West Little Rock development. The 100-year flood elevation was indicated at 264.00 feet. The applicant indicated all lots would be filled to a minimum elevation of 264.00 feet and all floor grades would be a minimum elevation of 265.0 feet. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved preliminary plat by expanding the area to include property located to the east. The applicant is proposing the subdivision of 18.94 acres into 53 single-family lots. The proposed subdivision will be developed in two phases with Lots 311 — 325 developed in the first phase. The proposed preliminary plat indicates a front building line along the residential street (Buckland Road) of twenty-five feet and along Chenonceau Boulevard as thirty -feet. The applicant is proposing the average lot size of one hundred twenty feet by seventy-five feet or 9,000 square feet. The proposed density is 2.79 units per acre. The proposed subdivision will add 3010 linear feet of new street to the city. The proposed preliminary plat indicates all lots will be filled to a minimum elevation of 264 feet and all finished floor grades will be a minimum elevation of 265.0 feet. The proposed subdivision will require a variance from the Subdivision Ordinance to allow Lots 312 and 321 — 324 to be double frontage lots. The applicant has indicated a five foot no right of vehicular access easement along the rear of the lots to limit access to the adjoining street. The applicant is requesting a variance to allow the placement of a six foot fence within the required setback along Chenonceau Boulevard and Buckland Road. B. EXISTING CONDITIONS: The site is relatively flat and tree covered. Chenonceau Boulevard has not been constructed adjacent to the site. To the southwest of the site, a multi -family development is currently under construction. To the west of the site are single- family homes accessed from Patrick Country Road. To the north of the site is vacant R-2, Single-family zoned property. East of the site is a new subdivision currently under construction; a first phase of the Cypress Point Subdivision. South of the site is the Arkansas Baptist School along with their sports fields. 2 FILE NO.: S-285-III (Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from the Arkansas Baptist School requesting additional information and indicating concern of possible flooding of their sports fields with the proposed development. All abutting property owners, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the River Valley Neighborhood Association, the Maywood Manor and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1 . We recommend re -naming Chenonceau Boulevard to Buckland Road on this plat from the traffic circle east. 2. Fill in the floodplain must not restrict flow through any existing un-improved drainage channel to the south. Channel improvements may be required. Provide the proposed finished grade. 3. Remove the median from the eastern -most cul-de-sac. A standard single unit truck including waste collection trucks can not turn in the 15-foot radius. 4. Storm water detention will not apply to the proposed development provided all channel capacities are sufficient to carry the 100-year storm. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Minimum finished floor elevations must be shown on the final plat. 6. Prepare a letter of pending development addressing streetlights as required by Sections 31-403 of the Little Rock code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 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 information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide 3 FILE NO.: S-285-III (Cont.) service to this property. This development will have a 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item indicating the request was an additional phase of the Cypress Point Subdivision located to the west of the proposed subdivision. Staff requested the applicant provide additional information concerning the proposed phasing plan, the zoning classification within the plat boundary and of abutting areas and the source of title of the landowner. Public Works comments were addressed. Staff requested the applicant change the name of Chenonceau Boulevard at the traffic circle to Buckland Road. Staff noted the existing street signs named the street Buckland Road. Staff also stated the site would require a significant amount of fill. Staff requested a grading and drainage plan to ensure the development did not restrict the flow of water from and around the site. Staff suggested Mr. White contact the Arkansas Baptist School to discuss the impacts of the development of the school's ball fields. Mr. White noted the fields currently had a drainage problem and he would work with the school to try and resolve their concerns. Staff also requested the applicant remove the median from the proposed cul-de-sac on Chenconceau Plaza. Commissioner Rector suggested the applicant rename the street. He stated the name could cause confusion for emergency workers trying to find an address. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 FILE NO.: S-285-III (Cont. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 30, 2004 addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the zoning classification within the plat boundary and of abutting parcels, indicated a phasing plan and indicated the source of title of the landowner. The applicant has also renamed Chenonceau Boulevard at the traffic circle, as requested by staff to Buckland Road and removed the median from the cul-de-sac on proposed Chenonceau Plaza. The applicant has also renamed Chenonceau Plaza to Cypress Village Lane as requested by staff. The applicant has indicated a grading and drainage plan will be submitted prior to construction. The applicant has indicated currently there is a drainage problem affecting the Arkansas Baptist School's athletic fields. The applicant has indicated the existing condition will not be worsened, and with the development of the indicated lots, drainage problems in the area will somewhat be corrected to alleviate some of the existing problems. On -site detention is not required as a part of the plat since a regional detention facility was installed as a part of the overall Ranch Development. Staff is supportive of the proposed request. The applicant is proposing the subdivision of 18.94 acres into 53 single-family lots; resulting in a density of 2.79 units per acre. The proposed preliminary plat indicates the subdivision will be developed in two phases with Lots 311 — 325 developed in the first phase and Lots 326 — 363 being developed in the second phase. The proposed preliminary plan indicates a front building line along the residential street (Buckland Road) of twenty-five feet and along Chenonceau Boulevard as thirty -feet; adequate to meet the minimum front building line per the Subdivision Ordinance. The average lot size proposed is one hundred twenty feet by seventy-five feet or 9,000 square feet. The indicated lot widths, depths and minimum area are more than adequate to meet the minimum requirements of the Subdivision Ordinance. The proposed subdivision will add 3,010 linear feet of new street to the city. The proposed preliminary plat indicates streets will be constructed to Master Street Plan standard. The proposed preliminary plat indicates all lots will be filled to a minimum elevation of 264 feet and all finished floor grades will be a minimum elevation of 265.0 feet as required by City ordinance. The applicant is requesting a variance from the Subdivision Ordinance to allow the placement of double frontage lots. The applicant has indicated a five foot no right of vehicular access easement along the rear of the lots. Staff is supportive of the requested variance as indicated. The no right of vehicular access will limit the number of curb -cuts on Chenonceau Boulevard, thus facilitating traffic movement on this local commercial street. GN FILE NO.: S-285-III (Cont. The applicant is also requesting a variance to allow the placement of a six foot fence within the required setback adjacent to Chenonceau Boulevard and Buckland Road. Staff feels a fence located within the required setback should have minimal to no impact on the adjoining street. Staff is supportive of the placement of the fence as requested by the applicant. To Staffs knowledge there are no outstanding issues associated with the proposed request. As stated the indicated lots meet the minimum requirements of the Subdivision Ordinance with the exception of the allowance for double frontage lots. Staff feels the development of the subdivision as proposed should have minimal to no adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the request variance to allow double frontage lots on Lot 312 and Lots 321 — 324 of the Cypress Point Subdivision Preliminary Plat. Staff recommends approval of the requested variance to allow the placement of a six foot fence within the required setback. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also recommended approval of the request variance to allow double frontage lots on Lot 312 and Lots 321 — 324 of the Cypress Point Subdivision Preliminary Plat and the requested variance to allow the placement of a six foot fence within the required setback. Staff also recommended the applicant provide channel improvements as needed to provide for passage of the 100-year storm. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. L