HomeMy WebLinkAboutS-1042-R Staff AnalysisAugust 8, 2002
ITEM NO.: 3
NAME: Villages of Wellington Phase 9 Preliminary Plat
FILE NO.: S-1042-R
LOCATION: On the northeast corner of Wellington Village Drive and Loyola Drive
DEVELOPER:
Winrock Development Company
2222 Cottondale Lane
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 47.5 acres NUMBER OF LOTS: 115 FT. NEW STREET: 6400
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.07
VARIANCESMAIVERS REQUESTED:
1. A 20-foot platted front building line on Lots 14-36 of Block 13 and Lots 1 —20 of
Block 14.
2. Creation of a Pipe Stem Lot (Lot 19).
3. A five (5) foot platted side yard setback on Lots 6 — 35 of Block 13 and Lots 1 — 20 of
Block 14.
4. A 10% grade at street intersections.
A. PROPOSAL:
The applicant proposes to subdivide this 47.5 acre site into 115 single family
residential lots. The lots will be accessed by an internal connection of residential
streets both 24 and 26 feet wide. A portion of the development is proposed to be
rear loading, Block 13 and Block 14, with 18-foot alleyways connecting to the
rear. The applicant is proposing a 10-foot restrictive access easement on the
street side of Lots 14 - 36 of Block 13 and Lots 1 — 20 of Block 14.
August 8, 2002
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1042-R
The applicant is proposing a 20-foot building line to be located on several of the
lots; in Block 13, Lots 14 — 36 and Lots 1 — 20 in Block 14. The applicant is
proposing all lots in Block 13 and 14 to be smaller lots and developed as garden
style patio homes with a side yard setback of five (5) feet. The average lot size
in this area is 60 foot by 120 foot or 7200 square feet. Block 15 is proposed for
large lot sizes. The average lot size in this area is 80-foot by 150-foot or 12,000
square feet.
Due to the topography of the site, the applicant is proposing 10% grades at street
intersections. The applicant has also indicated hillside development standards
apply to this site. The average slope of the site is 10% with ranges from 7% to
18% near the northern boundary of the site. The applicant has indicated Hillside
development standards will be used to develop Lots 19 — 34 and Lots 53 — 57.
The applicant is proposing the development to be developed in phases to be
determined by the market demand.
B. EXISTING CONDITIONS:
The site is a vacant tree covered site with several grade changes. Immediately
south of the site is the Property Owners Association Community Park, the Park at
Wellington, complete with swimming pool and playground equipment. The
proposed subdivision abuts the single family subdivisions of St. Charles and
Villages of Wellington. The area to the north is vacant R-2 zoned property as is
the area to the west. The area to the east remains undeveloped R-2 zoned
property.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the area residents.
The St. Charles Neighborhood Association and all abutting property owners were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. It appears that Wellington Plantation Drive and Wellington Valley Court
should be built to collector standards to provide for future expansion.
2. Show access easement on plat for private drives.
3. Prepare a letter of pending development addressing streetlights as required
by section 31-403 of the Little Rock code. Contact Traffic Engineering at 340-
4880 (Steve Philpott) for more information regarding street light requirements.
4. Wellington Colony Drive should be built to residential standards with a 26'
pavement width and sidewalks on one side. Centerline radii should be 150'.
5. Public Works does not support variances for grades at street intersections.
Maximum grades at all locations shall not exceed 15%.
K
August 8, 2002
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO_: S-1042-R
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service if
required for the project. Contact Little Rock Wastewater at 376-2903 for
additional details.
ENTERGY: Approved as submitted.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water:Acreage charge of $300 and $2500 per acre currently applies to this
property in addition to normal charges in this area. Water main extensions
will
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: No comment received.
Parks and Recreation: The developer should consider the "internal trails"
aspect of the City's Master Parks Plan; the plan to link to destinations and
other trails and/or conservation easements. For additional information refer to
the City's Master Parks Plan or contact the Parks Department at 371-4770.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape Issues: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2002)
Mr. Tim Daters of White-Daters and Associates was present representing the
application. Staff introduced the item indicating additional information would be
required on the final plan. Staff stated there was a concern with the
neighborhood gaining access to the neighborhood park. Staff suggested the
applicant allow Lot 5 to serve as access so the neighborhood would not have to
cross over Wellington Village Drive to access the sidewalk leading to the park.
3
August 8, 2002
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1042-R
Staff questioned the slope of the subdivision. Staff stated it appeared at certain
locations the Hillside Standards for subdivision development would apply to the
site. Staff requested the applicant indicate areas which had slopes of 18% or
greater to determine if the Hillside standards apply. Staff also requested topo's
and grading details for the site.
Staff stated Wellington Colony Drive should be built to a residential standard with
26-foot of pavement width and not 24-foot as shown. Staff stated a sidewalk
would be required on one side of the street. Staff stated the applicant should
contact Little Rock Wastewater and Central Arkansas Water to gain guidance
regarding their comments.
After the discussion, the Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to Staff on July 24, 2002 addressing most
of the issues raised by Staff and the Subdivision Committee. The applicant has
met with Public Works and resolved several of their issues. The applicant has
indicated Wellington Plantation Drive and Wellington Valley Court as collector
streets. Public Works has agreed Wellington Colony Drive can be constructed to
a 24-foot pavement width and still serve the neighborhood as a minor residential
street; no sidewalk will be required.
Public Works does not support variances for grades at street intersections. The
maximum grade allow at all locations shall not exceed 15%. The applicant has
indicated the grades at all intersections shall not exceed 10%, which complies
with the Master Street Plan requirement for streets of these designations.
The applicant has indicated platted building lines of 25-feet for Block 13 Lots 1 —
13 as requested by Staff. It is Staffs opinion a 25-foot building line is conducive
to the development of these lots since the lots are not rear loading and the desire
is to move the cars further back from the street allowing for better visibility.
The applicant has indicated a request for a variance to allow for a 20-foot platted
building line and reduced side yard setbacks on portions of Block 13 and Block
14. Staff is supportive of the requested variance to allow a 20-foot front platted
building line and a 5-foot side yard setback on Lots 6 — 35 of Block 13 and Lots 1
— 20 of Block 14 since the lots will have alley access and rear loading garages.
The proposed preliminary plat has created a pipestem lot for Lot 14. The
Subdivision Ordinance [Section 31-232(f)] prohibits pipestem lots in residential
subdivisions. The pipestem lot will be access from Wellington Plantation Court a
4
August 8, 2002
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: S-1042-R
cul-de-sac serving approximately 18 lots. The applicant has indicated a 25-foot
platted building line exclusive of the pipe stem. The developer has indicated due
to the terrain and the desire to retain green areas a pipestem in this location is
necessary to develop the lot. Staff is supportive of the requested variance to
allow a pipe stem lot in this location.
Staff is supportive of the proposed preliminary plat as filed. Portions of the site
have slopes that exceed 18 percent. Hillside development standards allow
flexibility in development of such sites to ensure proper integration of physical
improvements in rugged topographical areas. The terrain of the site and the
steep slopes require variances to allow this development to occur. The applicant
has requested variances to allow the development of the site in a manner that is
conducive to development and still maintain as much green space as possible.
Otherwise, to Staffs knowledge, there are no outstanding issues associated with
the proposed preliminary plat.
TAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat as filed subject to
compliance with the conditions outlined in paragraphs D, E and F of this report.
Staff does not support the requested variance for an increased grade at street
intersections.
Staff recommends approval of the requested variance to allow a pipestem lot for
Lot 14.
Staff recommends approval of the requested variance to allow a 20-foot platted
building line and a five (5) foot side yard setback on Lots 6 — 35 of Block 13 and
Lots 1 — 20 of Block 14.
5
ILE NO.: S-1
NAME: Villages of Wellington Phase 9 Preliminary Plat
LOCATION: On the northeast corner of Wellington Village Drive and Loyola Drive
DEVELOPER:
Winrock Development Company
2222 Cottondale Lane
Little Rock, AR 72202
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 47.5 acres NUMBER OF LOTS: 115 FT. NEW STREET: 6400
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.07
VARIANCESIWAIVERS REQUESTED:
1. A 20-foot platted front building line on Lots
of Block 14.
2. Creation of a Pipe Stem Lot (Lot 19).
3. A five (5) foot platted side yard setback on
— 20 of Block 14.
4. A 10% grade at street intersections.
A. PROPOSAL:
14-36 of Block 13 and Lots 1 —20
Lots 6 — 35 of Block 13 and Lots 1
The applicant proposes to subdivide this 47.5 acre site into 115 single family
residential lots. The lots will be accessed by an internal connection of residential
streets both 24 and 26 feet wide. A portion of the development is proposed to be
rear loading, Block 13 and Block 14, with 18-foot alleyways connecting to the
rear. The applicant is proposing a 10-foot restrictive access easement on the
street side of Lots 14 -- 36 of Block 13 and Lots 1 — 20 of Block 14.
The applicant is proposing a 20-foot building line to be located on several of the
lots; in Block 13, Lots 14 — 36 and Lots 1 — 20 in Block 14. The applicant is
proposing all lots in Block 13 and 14 to be smaller lots and developed as garden
FILE NO.: S-1042-R (Cont.)
style patio homes with a side yard setback of five (5) feet. The average lot size
in this area is 60 foot by 120 foot or 7200 square feet. Block 15 is proposed for
large lot sizes. The average lot size in this area is 80-foot by 150-foot or 12,000
square feet.
Due to the topography of the site, the applicant is proposing 10% grades at street
intersections. The applicant has also indicated hillside development standards
apply to this site. The average slope of the site is 10% with ranges from 7% to
18% near the northern boundary of the site. The applicant has indicated Hillside
development standards will be used to develop Lots 19 — 34 and Lots 53 — 57.
The applicant is proposing the development to be developed in phases to be
determined by the market demand.
B. EXISTING CONDITIONS:
The site is a vacant tree covered site with several grade changes. Immediately
south of the site is the Property Owners Association Community Park, the Park at
Wellington, complete with swimming pool and playground equipment. The
proposed subdivision abuts the single family subdivisions of St. Charles and
Villages of Wellington. The area to the north is vacant R-2 zoned property as is
the area to the west. The area to the east remains undeveloped R-2 zoned
property.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the area residents.
The St. Charles Neighborhood Association and all abutting property owners were
notified of the Public Hearing.
D. ENGINEERING COMMENT
PUBLIC WORKS CONDITIONS:
1. It appears that Wellington Plantation Drive and Wellington Valley Court
should be built to collector standards to provide for future expansion.
2. Show access easement on plat for private drives.
3. Prepare a letter of pending development addressing streetlights as required
by section 31-403 of the Little Rock code. Contact Traffic Engineering at 340-
4880 (Steve Philpott) for more information regarding street light requirements.
4. Wellington Colony Drive should be built to residential standards with a 26'
pavement width and sidewalks on one side. Centerline radii should be 150'.
5. Public Works does not support variances for grades at street intersections.
Maximum grades at all locations shall not exceed 15%.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service if
required for the project. Contact Little Rock Wastewater at 376-2903 for
additional details.
2
FILE NO.: S-1042-R
ENTERGY: Approved as submitted.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water:Acreage charge of $300 and $2500 per acre currently applies to this
property in addition to normal charges in this area. Water main extensions
will
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: No comment received.
Parks and Recreation: The developer should consider the "internal trails"
aspect of the City's Master Parks Plan; the plan to link to destinations and
other trails and/or conservation easements. For additional information refer to
the City's Master Parks Plan or contact the Parks Department at 371-4770.
F. ISSUES/TECHN ICAUDESIGN:
Plannino Division: No Comment.
Landscape Issues: No comment.
G. SUBDIVISION COMMITTEE COMMENT:
(July 17, 2002)
Mr. Tim Daters of White-Daters and Associates was present representing the
application. Staff introduced the item indicating additional information would be
required on the final plan. Staff stated there was a concern with the
neighborhood gaining access to the neighborhood park. Staff suggested the
applicant allow Lot 5 to serve as access so the neighborhood would not have to
cross over Wellington Village Drive to access the sidewalk leading to the park.
Staff questioned the slope of the subdivision. Staff stated it appeared at certain
locations the Hillside Standards for subdivision development would apply to the
site. Staff requested the applicant indicate areas which had slopes of 18% or
greater to determine if the Hillside standards apply. Staff also requested topo's
and grading details for the site.
Staff stated Wellington Colony Drive should be built to a residential standard with
26-foot of pavement width and not 24-foot as shown. Staff stated a sidewalk
would be required on one side of the street. Staff stated the applicant should
3
FILE NO.: S-1042-R (Cont.)
contact Little Rock Wastewater and Central Arkansas Water to gain guidance
regarding their comments.
After the discussion, the Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to Staff on July 24, 2002 addressing most
of the issues raised by Staff and the Subdivision Committee. The applicant has
met with Public Works and resolved several of their issues. The applicant has
indicated Wellington Plantation Drive and Wellington Valley Court as collector
streets. Public Works has agreed Wellington Colony Drive can be constructed to
a 24-foot pavement width and still serve the neighborhood as a minor residential
street; no sidewalk will be required.
Public Works does not support variances for grades at street intersections. The
maximum grade allow at all locations shall not exceed 15%. The applicant has
indicated the grades at all intersections shall not exceed 10%, which complies
with the Master Street Plan requirement for streets of these designations.
The applicant has indicated platted building lines of 25-feet for Block 13 Lots 1 —
13 as requested by Staff. It is Staffs opinion a 25-foot building line is conducive
to the development of these lots since the lots are not rear loading and the desire
is to move the cars further back from the street allowing for better visibility.
The applicant has indicated a request for a variance to allow for a 20-foot platted
building line and reduced side yard setbacks on portions of Block 13 and Block
14. Staff is supportive of the requested variance to allow a 20-foot front platted
building line and a 5-foot side yard setback on Lots 6 — 35 of Block 13 and Lots 1
— 20 of Block 14 since the lots will have alley access and rear loading garages.
The proposed preliminary plat has created a pipestem lot for Lot 14. The
Subdivision Ordinance [Section 31-232(f)] prohibits pipestem lots in residential
subdivisions. The pipestem lot will be access from Wellington Plantation Court a
cul-de-sac serving approximately 18 lots. The applicant has indicated a 25-foot
platted building line exclusive of the pipe stem. The developer has indicated due
to the terrain and the desire to retain green areas a pipestem in this location is
necessary to develop the lot. Staff is supportive of the requested variance to
allow a pipe stem lot in this location.
Staff is supportive of the proposed preliminary plat as filed. Portions of the site
have slopes that exceed 18 percent. Hillside development standards allow
flexibility in development of such sites to ensure proper integration of physical
improvements in rugged topographical areas. The terrain of the site and the
steep slopes require variances to allow this development to occur. The applicant
has requested variances to allow the development of the site in a manner that is
4
FILE NO.: S-1042
conducive to development and
Otherwise, to Staffs knowledge
the proposed preliminary plat.
I. STAFF RECOMMENDATION:
still maintain as much green space as possible.
there are no outstanding issues associated with
Staff recommends approval of the proposed preliminary plat as filed subject to
compliance with the conditions outlined in paragraphs D, E and F of this report.
Staff does not support the requested variance for an increased grade at street
intersections.
Staff recommends approval of the requested variance to allow a pipestem lot for
Lot 14.
Staff recommends approval of the requested variance to allow a 20-foot platted
building line and a five (5) foot side yard setback on Lots 6 — 35 of Block 13 and
Lots 1 — 20 of Block 14.
PLANNING COMMISSION ACTION: (AUGUST 8, 2002)
Mr. Joe White and Doug McNeil were present representing the application. There was
one objector present. Staff stated there were waivers and variances associated with the
proposed preliminary plat with regard to platted building lines and the creation of a
pipestem lot. Staff stated they were supportive of the preliminary plat including the
variances requested subject to compliance with the conditions outlined in the "Staff
Recommendation" above.
Mr. Dennis Williams spoke in opposition to the proposed preliminary plat. He stated he
was representing homeowners in the Belle Pointe Addition and their concern was the
proximity of Lots 30 — 38 to their lots and the loss of green space. He stated as with
any development other concerns of the neighbors were noise, security and erosion.
Mr. Joe White addressed the Commission on behalf of the applicant. He stated the
developers of Belle Point had maintained a large green area between their subdivision
and the applicant's property. He stated the lots in question were not the patio home lots
but were more estate type lots. He stated the lots in question averaged 130-feet by
170-feet.
Mr. White stated contained within the proposed preliminary plat were large areas of
green space. He stated the applicant consistently maintained green belts within their
developments. He stated the applicant felt this increased the marketability and
uniqueness of their developments.
Mr. White stated the request for the increased street grades was withdrawn. He stated
there was one intersection, Wellington Parrish Cove, which the increased grade was
needed. Public Works staff stated this was acceptable.
y
FILE NO.: S-1042-R Cont.
A motion was made to approve the proposed preliminary plat as amended. The motion
carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position.
A