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HomeMy WebLinkAboutS-1042-AA Staff AnalysisITEM NO.: 14 FILE NO.: S-1042-AA NAME: The Villages at Wellington Revised Preliminary Plat LOCATION: Wellington Plantation Drive and Wellington Plantation Court Planninq Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. The request is the removal of a sidewalk along Wellington Plantation Court. All other waivers and/or variances previously approved remain in effect. Variance/Waivers: 1. None requested. Public Works: 1. Furnish sidewalks as originally approved, or submit alternate pedestrian path satisfactory to Public Works. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Water main extensions will be required to serve this property including off site improvements. A water main extension may be required in order to serve 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. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on 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: 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. Planninq Division: No comment. City Recognized Neighborhood Action Plan: 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, July 9, 2003. July 24, 2003 ITEM NO.: 14 FILE NO.: S- NAME: The Villages at Wellington Revised Preliminary Plat LOCATION: Wellington Plantation Drive and Wellington Plantation Court DEVELOPER: Winrock Development Corporation 2222 Cottondale Lane Little Rock, AR 72202 FN(;INFFR- White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 48.7 acres NUMBER OF LOTS: 124 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.10 VARIANCESNVAIVERS REQUESTED Valley Court. BACKGROUND: Placement of sidewalks along Wellington A proposal was filed to subdivision this 47.5 acre site into 115 single-family lots. The request was heard and recommended for approval by the Little Rock Planning Commission on August 8, 2003. The Little Rock Board of Directors approved the proposed variances from the Subdivision Ordinance for the preliminary plat on September 3, 2003 with Ordinance No. 18,736. The lots were to be accessed by an internal connection of residential streets both 24 and 26 feet wide. A portion of the July 24, 2003 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: S-1042-AA 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 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 was proposed as 60 foot by 120 foot or 7200 square feet. Block 15 was proposed for large lot sizes. The average lot size in this area was proposed as 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 indicated hillside development standards would apply to this area of the site. The average slope of the area was presented at 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 19 — 34 and Lots 53 — 57. The applicant proposed the development to be developed in phases to be determined by the market demand. Previously approved waivers and variances still in effect include (Ordinance No. 18,736): 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 Block 14. 4. A 10% grade at street intersections. A. PROPOSAL: Lots 6 — 35 of Block 13 and Lots 1 — 20 of The applicant is requesting a waiver of sidewalk placement on Wellington Valley Court. The street currently serves eleven lots and stubs into an additional piece of property containing approximately one acre. The applicant has indicated existing topography prohibits any additional property to the north to be served from Wellington Valley Court. Wellington Valley Court is proposed as a minor residential street approximately 700 feet in length ending in a hammer head. 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. Construction has begun on the first phase of the development; the southern portion (the area previously identified for patio homes). 4 July 24, 2003 SUBDIVISIO ITEM NO.: 14 (Cont.) FILE NO.: S-1042-AA 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: 1. No comment. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANN Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Water main extensions will be required to serve this property including off site improvements. 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. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on 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: 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. t' July 24, 2003 SUBDIVISIO ITEM NO.: 14 (Cont.) FILE NO.: S-1042-AA F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White and Mr. Doug McNeil were present representing the request. Staff stated the request was a revision to a previously approved preliminary plat. Staff stated the only revision was to one area of the plat. Staff stated the request was to not be required to place sidewalks along Wellington Valley Court as was previously proposed. Mr. White stated the street was less than the maximum length allowed for a minor residential street and less than the maximum number of lots allowed. Mr. White stated the street would serve eleven lots and be approximately 700 feet in length. He stated the road would end in a hammer head turnaround with right- of-way extending to the northern property line to allow the one acre tract access to a public street should the owner ever decide to develop the tract. Staff stated if the area north of the indicated one -acre tract were to develop then this would no longer be the case. Staff stated if the area developed, the street would no longer meet the requirement of a minor residential street. Mr. White stated the topography of the area to the north of the single one -acre tract was such that the likelihood of it ever developing and being served by this road was very unlikely. He stated the required grades would not allow the street to be extended. He stated a previous plat allowed for the area to be served by an extension of Belle Point Drive if the owners ever decided to develop the area. 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 July 3, 2003 Subdivision Committee meeting. The request is a revision to a previously approved preliminary plat in one location only. The request to revise the plat is to remove a segment of sidewalk along Wellington Valley Court. The applicant has indicated the street meets the minimum requirements to be a minor residential street, which does not require sidewalks. Staff is somewhat supportive of the theory. The applicant has indicated the street, Wellington Valley Court, will end in a hammer head turnaround with right-of-way extending to the north to allow access to a one -acre tract. Wellington Valley Court is estimated to be 700 feet in length from the property line. The street serves eleven lots and the maximum number of lots a minor residential street can serve is thirty. 4 July 24, 2003 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: S-1042-AA The street does meet the 700-foot maximum requirement but when the one -acre tract to the north develops then the street will no longer meet the maximum length requirement. The street will still meet the maximum number of lots requirement. Since the street will be a public street and the applicant has indicated the design to be compatible with city vehicles (garbage, fire), staff can support allowing the street to develop without a cul-de-sac. The area located north of the one -acre tract is very unlikely to develop from this street. The existing topography does not lend itself to the development of the streets on grades that would be acceptable to the city. In addition, a triangular piece of property located at the northern end of Belle Point Drive was held by the owner to allow access to the area further north of the one -acre tract. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the removal of the sidewalk along Wellington Valley Court should have minimal to no adverse impact on the surrounding area. I. 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. 5 July 24, 2003 ITEM NO.: 14 FILE NO.: S-1 NAME: The Villages at Wellington Revised Preliminary Plat LOCATION: Wellington Plantation Drive and Wellington Plantation Court DEVELOPER: Winrock Development Corporation 2222 Cottondale Lane Little Rock, AR 72202 FNGINFFR- White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 48.7 acres NUMBER OF LOTS: 124 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.10 VARIANCESNVAIVERS REQUESTED: Valley Court. BACKGROUND: Placement of sidewalks along Wellington A proposal was filed to subdivision this 47.5 acre site into 115 single-family lots. The request was heard and recommended for approval by the Little Rock Planning Commission on August 8, 2003. The Little Rock Board of Directors approved the proposed variances from the Subdivision Ordinance for the preliminary plat on September 3, 2003 with Ordinance No. 18,736. The lots were to be accessed by an internal connection of residential streets both 24 and 26 feet wide. A portion of the July 24, 2003 SUBDIVISION ITEM NO.: 14 FILE NO.: S-1042-AA 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 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 was proposed as 60 foot by 120 foot or 7200 square feet. Block 15 was proposed for large lot sizes. The average lot size in this area was proposed as 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 indicated hillside development standards would apply to this area of the site. The average slope of the area was presented at 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 19 — 34 and Lots 53 — 57. The applicant proposed the development to be developed in phases to be determined by the market demand. Previously approved waivers and variances still in effect include (Ordinance No. 18,736): 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 is requesting a waiver of sidewalk placement on Wellington Valley Court. The street currently serves eleven lots and stubs into an additional piece of property containing approximately one acre. The applicant has indicated existing topography prohibits any additional property to the north to be served from Wellington Valley Court. Wellington Valley Court is proposed as a minor residential street approximately 700 feet in length ending in a hammer head. 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. Construction has begun on the first phase of the development; the southern portion (the area previously identified for patio homes). 2 July 24, 2003 SUBDIVISIO ITEM NO.: 14 (Cont. FILE NO.: S-1042-AA 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: 1. No comment. 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 at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Water main extensions will be required to serve this property including off site improvements. 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. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on 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: 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. 3 July 24, 2003 SUBDIVISION ITEM NO.: 14 Cont.) FILE NO.: S-1042-AA F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White and Mr. Doug McNeil were present representing the request. Staff stated the request was a revision to a previously approved preliminary plat. Staff stated the only revision was to one area of the plat. Staff stated the request was to not be required to place sidewalks along Wellington Valley Court as was previously proposed. Mr. White stated the street was less than the maximum length allowed for a minor residential street and less than the maximum number of lots allowed. Mr. White stated the street would serve eleven lots and be approximately 700 feet in length. He stated the road would end in a hammer head turnaround with right- of-way extending to the northern property line to allow the one acre tract access to a public street should the owner ever decide to develop the tract. Staff stated if the area north of the indicated one -acre tract were to develop then this would no longer be the case. Staff stated if the area developed, the street would no longer meet the requirement of a minor residential street. Mr. White stated the topography of the area to the north of the single one -acre tract was such that the likelihood of it ever developing and being served by this road was very unlikely. He stated the required grades would not allow the street to be extended. He stated a previous plat allowed for the area to be served by an extension of Belle Point Drive if the owners ever decided to develop the area. 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 July 3, 2003 Subdivision Committee meeting. The request is a revision to a previously approved preliminary plat in one location only. The request to revise the plat is to remove a segment of sidewalk along Wellington Valley Court. The applicant has indicated the street meets the minimum requirements to be a minor residential street, which does not require sidewalks. Staff is somewhat supportive of the theory. The applicant has indicated the street, Wellington Valley Court, will end in a hammer head turnaround with right-of-way extending to the north to allow access to a one -acre tract. Wellington Valley Court is estimated to be 700 feet in length from the property line. The street serves eleven lots and the maximum number of lots a minor residential street can serve is thirty. C! July 24, 2003 SUBDIVISION ITEM NO.: 14 (Cont.) _ FILE NO.: S-1042-AA The street does meet the 700-foot maximum requirement but when the one -acre tract to the north develops then the street will no longer meet the maximum length requirement. The street will still meet the maximum number of lots requirement. Since the street will be a public street and the applicant has indicated the design to be compatible with city vehicles (garbage, fire), staff can support allowing the street to develop without a cul-de-sac. The area located north of the one -acre tract is very unlikely to develop from this street. The existing topography does not lend itself to the development of the streets on grades that would be acceptable to the city. In addition, a triangular piece of property located at the northern end of Belle Point Drive was held by the owner to allow access to the area further north of the one -acre tract. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the removal of the sidewalk along Wellington Valley Court should have minimal to no adverse impact on the surrounding area. TAFF 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. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff stated they felt the removal of the sidewalk along Wellington Valley Court should have minimal to no adverse impact on the surrounding area. 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. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5