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HomeMy WebLinkAboutS-1042-OO Staff AnalysisFILE NO.: S-1042-00 NAME: Villages of Wellington Phase 12 Revised Preliminary Plat — (Block 23, Lots 2 — 9, 16 — 29) LOCATION: On the Southeast corner of Blackburn Drive and Longwell Loop DEVELOPER: Winrock Development Company 2222 Cottondale Lane Little Rock, AR 72203 FNGINFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 53.73 acres NUMBER OF LOTS: 158 FT. NEW STREET: 7,720 LF CURRENT ZONING: R-2, R-3 and MF-6 PLANNING DISTRICT; 19 — Chenal Planning District CENSUS TRACT: 42.10 VARIANCESMAIVERS REQUESTED: 1. A variance to allow the creation of two (2) pipe stem lots (Section 31-232(f)) — Lots 26 and 27. 2. A variance from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 - 28. 3. A variance to allow an increased Lot Depth to Width Ratio for Lots 23 — 25 (Section 31-232(b)). BACKGROUND: A preliminary plat was approved by the Little Rock Planning Commission at their August 20, 2004, public hearing to allow 53.7 acres located south of Wellington Village Road and west of Wellington Woods Drive to develop with 158 single-family lots. The development included several phases with Phase I and III containing patio style lots. The average lot size proposed in these phases was 60-feet by 120-feet. The applicant also requested a variance to allow a reduced side yard setback and a reduced rear yard FILE NO.: S-1042-00 Cont. setback for these lots. The setback was proposed as five feet to allow for additional buildable area on each of the lots. Phases II, IV and V were proposed as medium size lots similar to those previously developed to the east. Average lot sizes in these phases were 80-feet by 130-feet. A variance to allow a reduced front building line along a collector street was approved as a part of the request. The applicant indicated a 25-foot front building line adjacent to Wellington Village Road for Lots 1, 8 and 9 Block 24 and Lot 1 Block 22 and Lot 64 Block 23. A variance to allow a reduced building line adjacent to cul-de-sac streets was also approved at 15-feet. Variances from the Master Street Plan to allow Durham Court to exceed the maximum length of a minor residential street and a variance to not require sidewalk placement along Yorkshire Lane were approved. Staff recommended the zoning of the properties contained within the proposed preliminary plat which were zoned MF-6 be rezoned prior to final platting of the proposed subdivision. The applicant has filed this rezoning request, which will be heard by the Commission at their March 2, 2006, public hearing. A final plat has been executed for Phases I and II with new homes currently under construction. The infrastructure is currently being developed in Phases III and V with final platting anticipated within the next 60 days. A. PROPOSAUREQUEST: The applicant is now proposing a revision to a portion of the previously approved preliminary plat and is requesting variances from the Subdivision Ordinance to allow the creation of two pipe stem lots (Lots 26 and 27) and an increased lot depth to width ratio for three of the indicated lots (Lots 23 — 25). The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the Lots 21 - 28. All previously approved variances are to remain as in the original approval. B. EXISTING CONDITIONS: The site is vacant and tree covered with slightly rolling hills to steep grades. The area to the north is developing with new single-family homes and to the east, the streets are currently in place with water and sewer lines being extended, preparing for final platting. The area to the west is vacant and was formerly the pasture for the Shackleford Dairy. The area is zoned MF-6. South of the site is an apartment complex accessed from Wellington Village Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The Margeaux Place Property Owners Association, the Pinnacle Neighborhood K FILE NO.: S-1042-00 (Cont. Association, the St. Charles Community Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should be installed on Blackburn Drive from the existing sidewalk on the north leg to the existing sidewalk on the south leg. 2. 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 streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A portion of this property will be served off the Highland Show easements for existing water mains. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Additional water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 FILE NO.: S-1042-00 Cont. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape. No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff stated the proposed revision was to allow the creation of two pipe stem lots and three of the indicated lots would require a variance to allow an increased lot depth to width ratio. Staff also stated the indicated pipe stem lot widths would require a variance. Staff questioned if the pipe stem lots would share a common access easement. Mr. White stated this was the intent. Public Works comments were addressed. Staff stated the sidewalk along Blackburn Drive would need to be extended connecting the existing north and south legs. Staff also stated a letter addressing street light requirements would need to be submitted to Traffic Engineering prior to development. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated the lot width of the indicated pipe stem lots and indicated a building line outside the proposed pipe stem lot. The revised plat indicates a 30-foot width for each of the proposed pipe stems. Proposed Lots 26 and 27 have been indicated as pipe stem lots. The applicant is seeking a variance from the Subdivision Ordinance to allow the creation of two pipe stem lots. Per Section 31-232(f) pipe stem lots are prohibited in residential subdivisions. According to the applicant the pipe stem lots are necessary to allow the development of the indicated area. Section 31-2, the definition section of the Subdivision Ordinance, outlines the criteria for creating a pipe stem lot. The lots are to have a minimum lot width of 30-feet, a maximum depth of 300-feet and minimum square footage of 10,000 square feet with a minimum body width of 60-feet. The preliminary plat indicates the pipe stem width of 30-feet for each of the proposed lots. 2 FILE NO.: S-1042-00 Per Section 31-232(b) no residential lot shall be more than three times as deep as it is wide, except subdivision lots approved abutting a freeway, an expressway or occupied mainline railroad right-of-way. Proposed Lots 23 — 25 have been indicated with a lot depth to width ratio greater than typically allowed by the Subdivision Ordinance. The applicant is seeking a variance from this section to allow the indicated lots to develop as proposed. The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 — 28. According to the applicant clearing and grading in this area is necessary to eliminate a "big draw". The developer proposes to pipe the storm water through this area to the nearby detention facility. Staff is supportive of the applicant's request. Staff does not feel the indicated variances from the Subdivision Ordinance and the Land Alteration Ordinance will have a significant impact on the adjoining properties. Similar variances have been approved in other phases of the subdivision and have not appeared to negatively impact the overall development. To staffs knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the variance request from the Subdivision Ordinance to allow the creation of two (2) pipe stem lots (Section 31-232(f)) — Lots 26 and 27. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 — 28. Staff recommends approval of the variance request from the Subdivision Ordinance to allow an increased Lot Depth to Width Ratio for Lots 23 — 25 (Section 31-232(b)). PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request from the Subdivision Ordinance to allow the creation of two (2) pipe 5 FILE NO.: S-1042-00 stem lots (Section 31-232(f)) — Lots 26 and 27, the variance request from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 — 28 and the variance request from the Subdivision Ordinance to allow an increased Lot Depth to Width Ratio for Lots 23 — 25 (Section 31-232(b)). There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C. February 16, 2006 ITEM NO.: 3 FILE NO.: 5-1042-00 NAME: Villages of Wellington Phase 12 Revised Preliminary Plat — (Block 23, Lots 2 — 9, 16 — 29) LOCATION: On the Southeast corner of Blackburn Drive and Longwell Loop DEVELOPER: Winrock Development Company 2222 Cottondale Lane Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 53.73 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 158 R-2, R-3 and MF-6 FT. NEW STREET: 7,720 LF 19 — Chenal Planning District 42.10 VARIANCESNVAIVERS REQUESTED: 1. A variance to allow the creation of two (2) pipe stem lots (Section 31-232(f)) — Lots 26 and 27. 2. A variance from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 - 28. 3. A variance to allow an increased Lot Depth to Width Ratio for Lots 23 — 25 (Section 31-232(b)). BACKGROUND: A preliminary plat was approved by the Little Rock Planning Commission at their August 20, 2004, public hearing to allow 53.7 acres located south of Wellington Village Road and west of Wellington Woods Drive to develop with 158 single-family lots. The development included several phases with Phase I and III containing patio style lots. The average lot size proposed in these phases was 60-feet by 120-feet. The applicant also requested a variance to allow a reduced side yard setback and a reduced rear yard February 16, 2006 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: S-1042-00 setback for these lots. The setback was proposed as five feet to allow for additional buildable area on each of the lots. Phases II, IV and V were proposed as medium size lots similar to those previously developed to the east. Average lot sizes in these phases were 80-feet by 130-feet. A variance to allow a reduced front building line along a collector street was approved as a part of the request. The applicant indicated a 25-foot front building line adjacent to Wellington Village Road for Lots 1, 8 and 9 Block 24 and Lot 1 Block 22 and Lot 64 Block 23. A variance to allow a reduced building line adjacent to cul-de-sac streets was also approved at 15-feet. Variances from the Master Street Plan to allow Durham Court to exceed the maximum length of a minor residential street and a variance to not require sidewalk placement along Yorkshire Lane were approved. Staff recommended the zoning of the properties 'contained within the proposed preliminary plat which were zoned MF-6 be rezoned prior to final platting of the proposed subdivision. The applicant has filed this rezoning request, which will be heard :by the Commission at their March 2, 2006, public hearing. A final plat has been executed for Phases I and II with new homes currently under construction. The infrastructure is currently being developed in Phases III and V with final platting anticipated within the next 60 days. A. �PROPOSAUREQUEST: The applicant is now proposing a revision to a portion of the previously approved preliminary plat and is requesting variances from the Subdivision Ordinance to allow the creation of two pipe stem lots (Lots 26 and 27) and an increased lot depth to width ratio for three of the indicated lots (Lots 23 — 25). The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the Lots 21 - 28. All previously approved variances are to remain as in the original approval. B. EXISTING CONDITIONS: The site is vacant and tree covered with slightly rolling hills to steep grades. The area to the north is developing with new single-family homes and to the east, the streets are currently in place with water and sewer lines being extended, preparing for final platting. The area to the west is vacant and was formerly the pasture for the Shackleford Dairy. The area is zoned MF-6. South of the site is an apartment complex accessed from Wellington Village Road. 2 February 16, 2006 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1042-00 C. NEIGHBORHOOD Cr As of this writing, staff has not received any comment from the area residents. The Margeaux Place Property Owners Association, the Pinnacle Neighborhood Association, the St. Charles Community Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should be installed on Blackburn Drive from the existing sidewalk on the north leg to the existing sidewalk on the south leg. 2. 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 streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: 'Wastewater: Sewer main extension required, with easements, if service is :required for the project. Contact Little Rock Wastewater at 688-1414 for ,additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A portion of this property will be served off the Highland Show easements for existing water mains. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Additional water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Ica February 16, 2006 SUBDIVISION ITEM NO.: 3(Cont.)FILE NO.: S-1042-00 F. Ee H. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planni ig Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff stated the proposed revision was to allow the creation of two pipe stem lots and three of the indicated lots would require a variance to allow an increased lot depth to width ratio. Staff also stated the indicated pipe stem lot widths would require a variance. Staff questioned if the pipe stem lots would share a common access easement. Mr. White stated this was the intent. Public Works comments were addressed. Staff stated the sidewalk along Blackburn Drive would need to be extended connecting the existing north and :south legs. Staff also stated a letter addressing street light requirements would need to be submitted to Traffic Engineering prior to development. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated the lot width of the indicated pipe stem lots and indicated a building line outside the proposed pipe stem lot. The revised plat indicates a 30-foot width for each of the proposed pipe stems. Proposed Lots 26 and 27 have been indicated as pipe stem lots. The applicant is seeking a variance from the Subdivision Ordinance to allow the creation of two pipe stem lots. Per Section 31-232(f) pipe stem lots are prohibited in residential subdivisions. According to the applicant the pipe stem lots are necessary to allow the development of the indicated area. Section 31-2. the definition section 4 February 16, 2006 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1042-00 of the Subdivision Ordinance, outlines the criteria for creating a pipe stem lot. The lots are to have a minimum lot width of 30-feet, a maximum depth of 300-feet and minimum square footage of 10,000 square feet with a minimum body width of 60-feet. The preliminary plat indicates the pipe stem width of 30-feet for each of the proposed lots. Per Section 31-232(b) no residential lot shall be more than three times as deep as it is wide, except subdivision lots approved abutting a freeway, an expressway or occupied mainline railroad right-of-way. Proposed Lots 23 — 25 have been indicated with a lot depth to width ratio greater than typically allowed by the Subdivision Ordinance. The applicant is seeking a variance from this section to allow the indicated lots to develop as proposed. The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 — 28. According to the applicant clearing and grading in this area is necessary to eliminate a "big draw. The developer proposes to pipe the storm water through this area to the nearby detention facility. Staff is supportive of the applicant's request. Staff does not feel the indicated variances from the Subdivision Ordinance and the Land Alteration Ordinance will have a significant impact on the adjoining properties. Similar variances have been .approved in other phases of the subdivision and have not appeared to .negatively impact the overall development. To staffs knowledge there are .,no '.outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the variance request from the Subdivision Ordinance to allow the creation of two (2) pipe stem lots (Section 31-232(o) — Lots 26 and 27. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 — 28. Staff recommends approval of the variance request from the Subdivision Ordinance to allow an increased Lot Depth to Width Ratio for Lots 23 — 25 (Section 31-232(b)). February 16, 2006 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1042-00 PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request from the Subdivision Ordinance to allow the creation of two (2) pipe stem lots (Section 31-232(f)) — Lots 26 and 27, the variance request from the Land Alteration Ordinance to allow advanced grading of proposed Lots 21 — 28 and the variance request from the Subdivision Ordinance to allow an increased Lot Depth to Width Ratio for Lots 23 — 25 (Section 31-232(b)). There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 3 S-1042-00 NAME: Villages of Wellington Phase 12 Revised Preliminary Plat — (Block 23, Lots 2 — 9, 16 — 29) LOCATION: on the Southeast corner of Blackburn Drive and Longwell Loop Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Provide the total width of the indicated pipe stem at the street. The definition section of the ordinance outlines the minimum criteria for the creation of pipe stem lots. The lots are to have a minimum lot width of 30-feet, a maximum depth of 300-feet and a minimum square footage of 10,000 square feet with a minimum body width of 60- feet. 3. A request to rezoning of the MF-6 portion of the site will be heard by the Commission at their March 2, 2006, Public Hearing. Variance/Waivers: 1. A variance to allow the creation of two (2) pipe stem lots (Section 31-232(f)). 2. A variance to allow a reduced lot width of the proposed pipe stem lots (Section 31- 2). 3. A variance to allow an increased Lot Depth to Width Ratio for Lots 23 — 25 (Section 31-232(b)). Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should be installed on Blackburn Drive from the existing sidewalk on the north leg to the existing sidewalk on the south leg. 2. 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. 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 information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A portion of this property will be served off the Highland Show easements for existing water mains. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Additional water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 on Wednesday, February 1, 2006_