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Home My WebLink AboutS-1042-T Staff AnalysisSubdivision Committee Meeting�,_.� October 10, 2002 ITEM NO.: 1 FILENO.: 5-1042-T NAME: Villages of Wellington Phase 9 evised Preliminary Plat LOCATION: On the Northeast arner of Wellington Village R d and Loyola Drive DEVELOPER: EIIN R45t: Winrock Development Company Wh�te-Daters and Aociates 2222 Cottondale Lane #24 Rahling Circle Little Rock, AR 72202 Little Rock, AR 72223 AREA: 47.5 acres NUMBER OF LOTS: 124 FT. NEW STREET: 6600 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED LC 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 21). 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. PLANNING STAFF COMMENTS: 1. 2. 3. 4. Provide a certified list of property owners abutting the site along with notice form, affidavit executed, and proof of mailing. Wellington Village Court and Wellington Plantation Drive are classified as a collector street. A 30-foot platted building line is required. The applicant has provided a phasing plan with the subdivision to be developed in four (4) phases. Phasing lines have been included. Indicate on the plat trails and walking paths for connecting the neighborhood to the Property Owners Association Park and Clubhouse. Subdivision Committee Meeting October 10, 2002 ENGINEERING COMMENTS: Public Works: 1. All previous comments apply to this plat. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for project. AP & L: Southwestern Bell: Water: Water main extension will be required to serve this property including off site improvements. A water main extension may be required in order to service this property. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges will apply to all meter connections, except residential sprinkler meters. Fire Department: County Planning_ No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED PRELIMINARY PLAT (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002. FILE NO.: S-1042- NAME: Villages of Wellington Phase 9 Revised Preliminary Plat LOCATION: On the Northeast corner of Wellington Village Road 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: 124 FT. NEW STREET: 6600 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. (Approved Ordinance No. 18, 736 — Dated September 3, 2002.) 2. Creation of a Pipe Stem Lot (Lot 21). (Approved Ordinance No. 18, 736 — Dated September 3, 2002.) 3. A five (5) foot platted side yard setback on Lots 6 — 35 of Block 13 and Lots 1 — 20 of Block 14. (Approved Ordinance No. 18, 736 — Dated September 3, 2002.) 4. A 10% grade at street intersections. (Previously approved by the Planning Commission.) 5. Reduced platted building line (15-foot) Lots 59 and 60 Block 15 and Lots 23 — 34 Block 15. (Previously proposed with hillside development standards.) 6. Reduced platted building line (25-foot) on Lot 1 Block 13, Lots 32 — 35 Block 14, Lots 1-9, 44-50 Block 15, Lots 4 — 8 Block 18. 7. Reduced street width (24-feet) on Wellington Plantation Court (a portion) and Wellington Parish Cove (24-feet). FILE NO.: S-1042-T (Cont.) BACKGROUND: The applicant presented at the August 8, 2002 Public Hearing this site, which the applicant proposed to subdivide this 47.5 acre site into 115 single family residential lots. The lots were to be accessed by an internal connection of residential streets both 24 and 26 feet wide. A portion of the development was proposed to be rear loading, Block 13 and Block 14, with 18-foot alleyways connecting to the rear. The applicant proposed 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 proposed 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 also proposed 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 the area is 80-foot by 150-foot or 12,000 square feet. Due to the topography of the site, the applicant proposed 10% grades at street intersections. The applicant 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 indicated Hillside development standards would be used to develop Lots 23 — 34 and Lots 59 and 60 of Block 15. I_�' 1G 6190Y.y_1� The applicant now proposes to revise the previously approved preliminary plat. The request is to subdivide this 47.5 acres site into 124 single-family lots with the street network remaining the same. The first four variances listed above were previously requested and approved by the Board of Directors at their September 3, 2002 meeting. The applicant is now requesting a reduced platted building line on a portion of the lots fronting onto Wellington Village Court and Wellington Plantation Drive. The applicant proposes the development to be final platted in four phases. Phase I will include Lots 1 — 35 Block 13 and Lots 1 — 20 Block 13 (55 lots). Phase II will include Lots 1 — 9, 44 — 61 Block 15 and 1 — 5 Block 18 (35 lots). Phase III includes Lots 10 — 12 and 29 - 43 Block 15 (18 lots) and the Phase IV 13 — 28 Block 15 (16 lots). 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. 2 FILE NO.: S-1042-T C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from the area residents. The St. Charles Neighborhood Association along with all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 2. Collector streets should be built to a standard collector width of 36-feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for project. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Water main extension will be required to serve this property including off site improvements. A water main extension may be required in order to service this property. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project. In addition normal charges apply to all meter connections, except residential sprinkler meters. 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: 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. R FILE NO.: S-1042-T Cont. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Joe White of White Daters and Associates and Mr. Doug McNeil of Winrock Development Company were present representing the application. Staff presented the item indicating additional items which were needed on the plat. Staff stated Wellington Village Court and Wellington Plantation Drive were classified on the Master Street Plan as collector streets. Staff stated these would require a 30-foot platted building line or a variance request was needed. Staff also stated roadways were to be constructed at 36-feet and not the 31- feet as shown. Mr. White stated, Wellington Plantation Drive was a short street with Rahling Road only Y2 mile away. He stated the narrow roads would act as traffic calming devices to slow thru traffic within the neighborhood. He stated the road should be 36-feet at Rahling Road to allow for three lanes of traffic. Staff and the Committee questioned why the applicant had not indicated any trails to connect the neighborhood to the park facilities. Staff stated the residents in the eastern portion of the development would be required to travel through the neighborhoods on narrowed roadways crossing streets to reach the park facilities. Mr. White stated he and his client would look into connecting the area through trails. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a walking trail extending from Wellington Plantation Court to Wellington Colony Court allowing the residents access to the Property Owners Association Park without having to travel street side the entire way. The applicant has also indicated the lots adjoining Wellington Village Court and Wellington Plantation Drive to have a 25-foot platted building line; .30-foot required adjacent to a collector street. The applicant has requested a variance from the Subdivision Ordinance to allow the reduced front platted building line. The applicant is proposing variances to platted building lines in portions of Block 13 and Block 14. The reduced front platted building line (20-feet) was approved by the Board of Directors on September 3, 2002 with Ordinance No. 18,736. The creation of a pipe stem lot was approved by the same ordinance and five (5) foot platted side yard setbacks were also approved. The requested variances previously approved will not require the passage of a modified ordinance since the lot and block number remained the same with the revision to the preliminary plat. El FILE NO.: S-1042-T (Cont.) The applicant has indicated a Phasing Plan with the subdivision to develop in four phases. There are 124 lots proposed within the subdivision with the majority of the lots being developed in Phase 1 (55 lots) and Phase II (35 lots). The remainder of the lots will be developed in Phases III and IV with both phases having lots which will utilize the hillside. development standards; reduced platted building line to 15-feet when average slopes exceed 18%. The applicant proposes Wellington Plantation Drive and Wellington Village Road to be 36-foot of pavement in a 60-foot right-of-way. This is standard street width for collector street construction. The applicant has proposed, and was previously approved, a reduced standard for the residential streets; Wellington Colony Court and Wellington Colony Drive. The applicant is proposing Wellington Paris Cove and Wellington Plantation Court (a portion) to be a reduced standard (24-feet of pavement with 50-f6ot of right-of-way). Wellington Plantation Lane, Wellington Plantation Court (a portion) and Wellington Valley Court will be constructed to residential street standards (26-foot of pavement width). Staff supports the requested reduced street standard. Staff is supportive of the proposed preliminary plat as filed. The design of the subdivision is similar to western development standards. The average size of the proposed lots is 60 x 120 and 80 x 150, somewhat similar to the lot standards for neighboring subdivisions. The applicant proposes reduced platted building lines on a portion of the lots and reduced street widths within the development to enhance the village feel of the development. The applicant has also indicated trails on the plat to encourage connectivity through the neighborhood to the amenities of the subdivision. STAFF RECOMMENDATIONS: 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 also recommends approval of the request to allow a reduced platted building line (25-foot) on Lot 1 Block 13, Lots 32 — 35 Block 14, Lots 1-9, 44-50 Block 15, Lots 4 — 8 Block 18. Reduced platted building line (15-foot) Lots 59 and 60 Block 15 and Lots 23 — 34 Block 15. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated, to their knowledge, there were no outstanding issues associated with the proposed preliminary plat. Staff stated they recommended approval of the proposed preliminary plat and the requested variances associated with the proposed preliminary plat subject to compliance with the conditions outlined in the "Staff Recommendation" above. 5 FILE NO.: S-1042-T (Cont.) There was no further discussion. The.item was placed on the consent agenda for approval and approved by a vote of 9 ayes, 0 noes and 2 absent. [.1 October 31, 2002 ITEM NO.: 1 NAME: Villages of Wellington Phase 9 Revised Preliminary Plat FILE NO.: S-1042-T LOCATION: On the Northeast corner of Wellington Village Road 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: 124 FT. NEW STREET: 6600 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.07 VARIANCES/VVAIVERS REQUESTED: 1. A 20-foot platted front building line on Lots 14-36 of Block 13 and Lots 1 —20 of Block 14. (Approved Ordinance No. 18, 736 — Dated September 3, 2002.) 2. Creation of a Pipe Stem Lot (Lot 21). (Approved Ordinance No. 18, 736 — Dated September 3, 2002.) 3. A five (5) foot platted side yard setback on Lots 6 — 35 of Block 13 and Lots 1 — 20 of Block 14. (Approved Ordinance No..,. 18, 736 — Dated September 3, 2002.) 4. A 10% grade at street intersections. (Previously approved by the Planning Commission.) 5. Reduced platted building line (15-foot) Lots 59 and 60 Block 15 and Lots 23 — 34 Block 15. (Previously proposed with hillside development standards.) 6. Reduced platted building line (25-foot) on Lot 1 Block 13, Lots 32 — 35 Block 14, Lots 1-9, 44-50 Block 15, Lots 4 — 8 Block 18. 7. Reduced street width (24-feet) on Wellington Plantation Court (a portion) and Wellington Parish Cove (24-feet). October 31, 2002 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1042-T BACKGROUND: The applicant presented at the August 8, 2002 Public Hearing this site, which the applicant proposed to subdivide this 47.5 acre site into 115 single family residential lots. The lots were to be accessed by an internal connection of residential streets both 24 and 26 feet wide. A portion of the development was proposed to be rear loading, Block 13 and Block 14, with 18-foot alleyways connecting to the rear. The applicant proposed 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 proposed 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 also proposed 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 the area is 80-foot by 150-foot or 12,000 square feet. Due to the topography of the site, the applicant proposed 10% grades at street intersections. The applicant also indicated hillside development standards apply to this site. The average slope of the site is 10% with ranges from 7% to 1811/c, near the northern boundary of the site. The applicant indicated Hillside development standards would be used to develop Lots 23 — 34 and Lots 59 and 60 of Block 15. A. PROPOSAL: The applicant now proposes to revise the previously approved preliminary plat. The request is to subdivide this 47.5 acres site into 124 single-family lots with the street network remaining the same. The first four variances listed above were previously requested and approved by the Board of Directors at their September 3, 2002 meeting. The applicant is now requesting a reduced platted building line on a portion of the lots fronting onto Wellington Village Court and Wellington Plantation Drive. The applicant proposes the development to be final platted in four phases. Phase I will include Lots 1 — 35 Block 13 and Lots 1 — 20 Block 13 (55 lots). Phase 11 will include Lots 1 — 9, 44 — 61 Block 15 and 1 — 5 Block 18 (35 lots). Phase III includes Lots 10 — 12 and 29 - 43 Block 15 (18 lots) and the Phase IV 13 — 28 Block 15 (16 lots). 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. 4 October 31, 2002 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1042-T C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from the area residents. The St. Charles Neighborhood Association along with all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 2. Collector streets should be built to a standard collector width of 36-feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for project. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Water main extension will be required to serve this property including off site improvements. A water main extension may be required in order to service this property. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project. In addition normal charges apply to all meter connections, except residential sprinkler meters. 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: 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. 3 October 31, 2002 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1042-T G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Joe White of White Daters and Associates and Mr. Doug McNeil of Winrock Development Company were present representing the application. Staff presented the item indicating additional items which were needed on the plat. Staff stated Wellington Village Court and Wellington Plantation Drive were classified on the Master Street Plan as collector streets. Staff stated these would require a 30-foot platted building line or a variance request was needed. Staff also stated roadways were to be constructed at 36-feet and not the 31- feet as shown. Mr. White stated, Wellington Plantation Drive was a short street with Rahling Road only Y2 mile away. He stated the narrow roads would act as traffic calming devices to slow thru traffic within the neighborhood. He stated the road should be 36-feet at Rahling Road to allow for three lanes of traffic. Staff and the Committee questioned why the applicant had not indicated any trails to connect the neighborhood to the park facilities. Staff stated the residents in the eastern portion of the development would be required to travel through the neighborhoods on narrowed roadways crossing streets to reach the park facilities. Mr. White stated he and his client would look into connecting the area through trails. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a walking trail extending from Wellington Plantation Court to Wellington Colony Court allowing the residents access to the Property Owners Association Park without having to travel street side the entire way. The applicant has also indicated the lots adjoining Wellington Village Court and Wellington Plantation Drive to have a 25-foot platted building line; 30-foot required adjacent to a collector street. The applicant has requested a variance from the Subdivision Ordinance to allow the reduced front platted building line. The applicant is proposing variances to platted building lines in portions of Block 13 and Block 14. The reduced front platted building line (20-feet) was approved by the Board of Directors on September 3, 2002 with Ordinance No. 18,736. The creation of a pipe stem lot was approved by the same ordinance and five (5) foot platted side yard setbacks were also approved. The requested variances previously approved will not require the passage of a modified ordinance since El October 31, 2002 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1042-T the lot and block number remained the same with the revision to the preliminary plat. The applicant has indicated a Phasing Plan with the subdivision to develop in four phases. There are 124 lots proposed within the subdivision with the majority of the lots being developed in Phase 1 (55 lots) and Phase II (35 lots). The remainder of the lots will be developed in Phases III and IV with both phases having lots which will utilize the hillside development standards; reduced platted building line to 15-feet when average slopes exceed 18%. The applicant proposes Wellington Plantation Drive and Wellington Village Road to be 36-foot of pavement in a 60-foot right-of-way. This is standard street width for collector street construction. The applicant has proposed, and was previously approved, a reduced standard for the residential streets; Wellington Colony Court and Wellington Colony Drive. The applicant is proposing Wellington Paris Cove and Wellington Plantation Court (a portion) to be a reduced standard (24-feet of pavement with 50-foot of right-of-way). Wellington Plantation Lane, Wellington Plantation Court (a portion) and Wellington Valley Court will be constructed to residential street standards (26-foot of pavement width). Staff supports the requested reduced street standard. Staff is supportive of the proposed preliminary plat as filed. The design of the subdivision is similar to western development standards. The average size of the proposed lots is 60 x 120 and 80 x 150, somewhat similar to the lot standards for neighboring subdivisions. The applicant proposes reduced platted building lines on a portion of the lots and reduced street widths within the development to enhance the village feel of the development. The applicant has also indicated trails on the plat to encourage connectivity through the neighborhood to the amenities of the subdivision. STAFF RECOMMENDATIONS: - 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 also recommends approval of the request to allow a reduced platted building line (25-foot) on Lot 1 Block 13, Lots 32 — 35 Block 14, Lots 1-9, 44-50 Block 15, Lots 4 — 8 Block 18. Reduced platted building line (15-foot) Lots 59 and 60 Block 15 and Lots 23 — 34 Block 15. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated, to their knowledge, there were no 9 October 31, 2002 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1042-T outstanding issues associated with the proposed preliminary plat. Staff stated they recommended approval of the proposed preliminary plat and the requested variances associated with the proposed preliminary plat subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the consent agenda for approval and approved by a vote of 9 ayes, 0 noes and 2 absent. 0