The URL can be used to link to this page

Home My WebLink AboutS-1042-EE Staff AnalysisOctober 16, 2003 ITEM NO.- 3 FILE NO_: 5-1042-EE NAME: The Villages of Wellington Phase XI — A Preliminary Plat LOCATION: on the northwest corner of Wellington Village Road and Wellington Plantation Drive DEVELOPER: Winrock Development Company 2222 Cottondale Lane Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 25.7 acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 72 R-2, Single-family 19 - Chenal FT. NEW STREET: 3930 LF CENSUS TRACT: 42.11 VARIANCESIWAIVERS REQUESTED: 1. A variance to allow a reduced front yard platted building line of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. 2. A variance to allow a reduced side yard setbacks to five (5) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. 3. A variance to allow a reduced rear yard setbacks of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. 4. A variance to allow a reduced platted building line along Wellington Village Road. 5. A variance to allow an increased lot depth to width ratio for Lots 10-13, 15 — 17 and 25 — 26 of Block 19. 6. A variance to allow Bristol Court to be classified as a Minor Residential Street. October 16, 2003 SUBDIVISION ITEM NO.: 3(Cont)-FILE NO.: S-1042-EE A. PROPOSAL: The applicant is proposing the construction of 73 single-family homes on this 25.7-acre parcel. The applicant is proposing 54 of the lots to be developed as garden style patio homes with reduced front, side and rear yard setbacks while the remaining 19 lots will be developed without any reduced setbacks. The average lot sizes proposed are 60-feet by 120-feet and 85-feet by 130-feet. There will be 3930 linear feet of new street constructed as a part of the development. The applicant is proposing a density of 2.8 units per acre. The applicant is requesting a variance from the Subdivision Ordinance; to allow the development to include reduced front, rear and side yard setbacks. The applicant has requested a variance to allow Lots 2 — 26 of Block 19 and 1 — 19 of Block 20 to have a reduced front yard building line of 20-feet and a reduced rear yard setback of 20-feet. The applicant is also requesting a variance to allow Lots 10-13, 15-17, 25-26 Block 19 to have an increased lot depth to width ratio. The applicant is requesting a variance to allow reduced side yard setbacks for the Garden Style Homes located on Bristol Court (Lots 2-26 Block 19 and Lots 1-19 Block 20) of 5-feet. The request also includes the classification of Bristol Court as a minor residential street. Located in the northern portion of the development the applicant has indicated a 2.18-acre tract of open space. The applicant has filed two preliminary plats for the same property. See Item #2 — File No. S-1042-DD for the alternative proposal. B. EXISTING CONDITIONS: The site is a vacant wooded site located north and west of the area being developed by the applicant as The Villages of Wellington Subdivision. There are no roads existing in the area, only trails. The site is zoned R-2, single-family as is the area to the east and north. The area to the west of the site is developed as the Carrington Park Apartments and the area south of the site is zoned R-3, single-family and is currently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Chenal Ridge and the St. Charles Property Owners Associations along with all owners of property abutting the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The Master Street Plan requires sidewalks with appropriate handicap ramps on Bristol Court and Wellington Plantation Lane. The minimum curve radius 2 October 16, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1042-EE should be 150 feet. 2. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact 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 easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A water main extension including off site improvements will be required in order to provide service to this property. 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 October 16, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1042-EE F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. Joe White and Mr. Doug McNeil were present representing the request. Staff stated the applicant had filed two preliminary plats for the same property. Staff stated this would allow the developer options when the actual development began. Public Works comments were addressed. Staff noted the requested variances related to the proposed preliminary plat. Staff stated the developer was proposing the development with garden style patio homes and was requesting reduced setbacks on all property lines. Staff requested the developer indicate a consistent 25-foot platted building line along Wellington Village Road. Staff stated this would still require a variance from the Subdivision Ordinance. Public Works comments were addressed. Staff stated the storm water detention ordinance applied to the property. Staff also noted a grading permit would be required prior to any development. Staff stated the minimum curve radius should be 150-feet. Staff also noted sidewalks would be required per the Master Street Plan along Bristol Court and Wellington Plantation Lane. Mr. White stated he was requesting Bristol Court be classified as a minor residential street. Staff indicated the applicant should indicate access to the open space through an access easement or a tract. Mr. White stated he would provide access to the tract by extending an access from the tract to the roadway. Staff noted comments from the other various agencies indicating Mr. White should contact them individually if there were any questions. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant is requesting Bristol Court be classified as a minor residential street. Staff is supportive of this request. The applicant is proposing the development of this 25-acre tract with 73 single- family lots. The proposal includes the development of 3930 linear feet of new street upon completion of the subdivision. The applicant is proposing the 4 October 16, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1042-EE average lot size to be 60-foot by 120-foot for the Garden Style homes and 85-foot by 130-foot for the remainder of the lots. The proposed lots meet the minimum lot size requirement of the Subdivision Ordinance. The applicant is proposing the lots abutting Bristol Court be rear loaded with a no vehicle access easement located along Bristol Court. Staff is supportive of this arrangement. Staff would also recommend Lot 27 Block 19 and Lots 1 and 19 Block 20 not be allowed access to Wellington Village Road. The applicant has indicated four (4) tracts of open space. The applicant has also indicated a 30-foot stem to Wellington Plantation Lane to access Tract A, a 2.18 acre tract of Open Space. The other three tracts are located along Wellington Village Road. The applicant has requested reduced side yard and rear yard setbacks for the development to develop as a garden style housing development. The applicant is proposing the development of the lots in Blocks 19 and 20 with a 20-foot rear yard setback, a 5-foot side yard setback and a 20-foot front platted building line. The applicant is also requesting a 15-foot platted building line for Lots 62 — 70 Block 15. The lots in the area maintain an average slope of 18 percent. For lots being developed under the hillside development standards a 15-foot platted building line is allowable. The ordinance also requires a minimum of 10,000 square feet of lot area. The proposed lots meet this minimum requirement. Staff is supportive of the request to reduce the building line in this area due to the excessive slopes. To staffs knowledge there are no other outstanding issues associated with the proposed request. The proposed development will be constructed at 3.57 units per acres. Staff feels the proposed subdivision 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. Staff recommends approval of the requested variance to allow a reduced front yard platted building line of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. Staff recommends approval of the requested variance to allow a reduced side yard setback of five (5) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. Staff recommends approval of the requested variance to allow a reduced rear yard setback of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. Staff recommends approval of the requested variance to allow a reduced platted building line of 25-feet along Wellington Village Road for Lots 8 — 11 Block 18, Lots 1, 27 — 30 Block 19 and Lots 1 and 19 Block 20. 41 October 16, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1042-EE Staff recommends approval of the requested variance to allow a reduced front platted building line for Lots 62 — 70 Block 15. Staff recommends Lot 27 Block 19 and Lots 1 and 19 Block 20 place a no vehicle access easement adjacent to Wellington Village Road. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for Lots 10-13, 15 — 17 and 25 — 26 of Block 19. Staff recommends approval of the request to allow Bristol Court to be constructed as a minor residential street. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs, D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced front yard platted building line of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20, a recommendation of approval of the requested variance to allow a reduced side yard setback of five (5) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20, a recommendation of approval of the requested variance to allow a reduced rear yard setback of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20, a recommendation of approval of the requested variance to allow a reduced platted building line of 25-feet along Wellington Village Road for Lots 8 — 11 Block 18, Lots 1, 27 — 30 Block 19 and Lots 1 and 19 Block 20, a recommendation of approval of the requested variance to allow a reduced front platted building line for Lots 62 — 70 Block 15, a recommendation that Lot 27 Block 19 and Lots 1 and 19 Block 20 place a no vehicle access easement adjacent to Wellington Village Road and a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for Lots 10-13, 15 — 17 and 25 — 26 of Block 19. Staff also presented a recommendation of approval of the request to allow Bristol Court to be constructed as a minor residential street. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. A FILE NO.: S-1042-EE NAME: The Villages of Wellington Phase XI — A Preliminary Plat LOCATION: on the northwest corner of Wellington Village Road and Wellington Plantation Drive DEVELOPER: Winrock Development Company 2222 Cottondale Lane Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 25.7 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 72 R-2, Single-family 19 - Chenal 42.11 VARIANCESNVAIVERS REQUESTED: FT. NEW STREET: 3930 LF 1. A variance to allow a reduced front yard platted building line of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. 2. A variance to allow a reduced side yard setbacks to five (5) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. 3. A variance to allow a reduced rear yard setbacks of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. 4. A variance to allow a reduced platted building line along Wellington Village Road. 5. A variance to allow an increased lot depth to width ratio for Lots 10-13, 15 — 17 and 25 — 26 of Block 19. 6. A variance to allow Bristol Court to be classified as a Minor Residential Street. FILE NO.: S-1042-EE Cont. A. PROPOSAL: The applicant is proposing the construction of 73 single-family homes on this 25.7-acre parcel. The applicant is proposing 54 of the lots to be developed as garden style patio homes with reduced front, side and rear yard setbacks while the remaining 19 lots will be developed without any reduced setbacks. The average lot sizes proposed are 60-feet by 120-feet and 85-feet by 130-feet. There will be 3930 linear feet of new street constructed as a part of the development. The applicant is proposing a density of 2.8 units per acre. The applicant is requesting a variance from the Subdivision Ordinance; to allow the development to include reduced front, rear and side yard setbacks. The applicant has requested a variance to allow Lots 2 — 26 of Block 19 and 1 — 19 of Block 20 to have a reduced front yard building line of 20-feet and a reduced rear yard setback of 20-feet. The applicant is also requesting a variance to allow Lots 10-13, 15-17, 25-26 Block 19 to have an increased lot depth to width ratio. The applicant is requesting a variance to allow reduced side yard setbacks for the Garden Style Homes located on Bristol Court (Lots 2-26 Block 19 and Lots 1-19 Block 20) of 5-feet. The request also includes the classification of Bristol Court as a minor residential street. Located in the northern portion of the development the applicant has indicated a 2.18-acre tract of open space. The applicant has filed two preliminary plats for the same property. See Item #2 — File No. S-1042-DD for the alternative proposal. B. EXISTING CONDITIONS: The site is a vacant wooded site located north and west of the area being developed by the applicant as The Villages of Wellington Subdivision. There are no roads existing in the area, only trails. The site is zoned R-2, single-family as is the area to the east and north. The area to the west of the site is developed as the Carrington Park Apartments and the area south of the site is zoned R-3, single-family and is currently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Chenal Ridge and the St. Charles Property Owners Associations along with all owners of property abutting the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The Master Street Plan requires sidewalks with appropriate handicap ramps on Bristol Court and Wellington Plantation Lane. The minimum curve radius should be 150 feet. 2 FILE NO.: S-1042-EE 2. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact 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 easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A water main extension including off site improvements will be required in order to provide service to this property. 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. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 FILE NO.: S-1042- G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. Joe White and Mr. Doug McNeil were present representing the request. Staff stated the applicant had filed two preliminary plats for the same property. Staff stated this would allow the developer options when the actual development began. Public Works comments were addressed. Staff noted the requested variances related to the proposed preliminary plat. Staff stated the developer was proposing the development with garden style patio homes and was requesting reduced setbacks on all property lines. Staff requested the developer indicate a consistent 25-foot platted building line along Wellington Village Road. Staff stated this would still require a variance from the Subdivision Ordinance. Public Works comments were addressed. Staff stated the storm water detention ordinance applied to the property. Staff also noted a grading permit would be required prior to any development. Staff stated the minimum curve radius should be 150-feet. Staff also noted sidewalks would be required per the Master Street Plan along Bristol Court and Wellington Plantation Lane. Mr. White stated he was requesting Bristol Court be classified as a minor residential street. Staff indicated the applicant should indicate access to the open space through an access easement or a tract. Mr. White stated he would provide access to the tract by extending an access from the tract to the roadway. Staff noted comments from the other various agencies indicating Mr. White should contact them individually if there were any questions. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant is requesting Bristol Court be classified as a minor residential street. Staff is supportive of this request. The applicant is proposing the development of this 25-acre tract with 73 single- family lots. The proposal includes the development of 3930 linear feet of new street upon completion of the subdivision. The applicant is proposing the average lot size to be 60-foot by 120-foot for the Garden Style homes and 85-foot by 130-foot for the remainder of the lots. The proposed lots meet the minimum lot size requirement of the Subdivision Ordinance. The applicant is proposing the lots abutting Bristol Court be rear loaded with a no vehicle access easement located along Bristol Court. Staff is supportive of this arrangement. Staff would also recommend Lot 27 Block 19 and Lots 1 and 19 Block 20 not be allowed access to Wellington Village Road. 2 FILE NO.: S-1042-EE Cont. The applicant has indicated four (4) tracts of open space. The applicant has also indicated a 30-foot stem to Wellington Plantation Lane to access Tract A, a 2.18 acre tract of Open Space. The other three tracts are located along Wellington Village Road. The applicant has requested reduced side yard and rear yard setbacks for the development to develop as a garden style housing development. The applicant is proposing the development of the lots in Blocks 19 and 20 with a 20-foot rear yard setback, a 5-foot side yard setback and a 20-foot front platted building line. The applicant is also requesting a 15-foot platted building line for Lots 62 — 70 Block 15. The lots in the area maintain an average slope of 18 percent. For lots being developed under the hillside development standards a 15-foot platted building line is allowable. The ordinance also requires a minimum of 10,000 square feet of lot area. The proposed lots meet this minimum requirement. Staff is supportive of the request to reduce the building line in this area due to the excessive slopes. To staffs knowledge there are no other outstanding issues associated with the proposed request. The proposed development will be constructed at 3.57 units per acres. Staff feels the proposed subdivision should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs, D, E and F of this report. Staff recommends approval of the requested variance to allow a reduced front yard platted building line of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. Staff recommends approval of the requested variance to allow a reduced side yard setback of five (5) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. Staff recommends approval of the requested variance to allow a reduced rear yard setback of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20. Staff recommends approval of the requested variance to allow a reduced platted building line of 25-feet along Wellington Village Road for Lots 8 — 11 Block 18, Lots 1, 27 — 30 Block 19 and Lots 1 and 19 Block 20. Staff recommends approval of the requested variance to allow a reduced front platted building line for Lots 62 — 70 Block 15. Staff recommends Lot 27 Block 19 and Lots 1 and 19 Block 20 place a no vehicle access easement adjacent to Wellington Village Road. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for Lots 10-13, 15 —17 and 25 — 26 of Block 19. 5 FILE NO.: S-1042-EE Cont.) Staff recommends approval of the request to allow Bristol Court to be constructed as a minor residential street. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs, D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced front yard platted building line of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20, a recommendation of approval of the requested variance to allow a reduced side yard setback of five (5) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20, a recommendation of approval of the requested variance to allow a reduced rear yard setback of twenty (20) feet - Lots 2-26 Block 19 and Lots 1-19 Block 20, a recommendation of approval of the requested variance to allow a reduced platted building line of 25-feet along Wellington Village Road for Lots 8 — 11 Block 18, Lots 1, 27 — 30 Block 19 and Lots 1 and 19 Block 20, a recommendation of approval of the requested variance to allow a reduced front platted building line for Lots 62 — 70 Block 15, a recommendation that Lot 27 Block 19 and Lots 1 and 19 Block 20 place a no vehicle access easement adjacent to Wellington Village Road and a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for Lots 10-13, 15 — 17 and 25 — 26 of Block 19. Staff also presented a recommendation of approval of the request to allow Bristol Court to be constructed as a minor residential street. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 0