HomeMy WebLinkAboutS-0410-B-1 Staff AnalysisDecember 12, 1995
ITEM NO.: 1 FILE O.: S-410-B
NAME: RIVER CLUB ADDITION, LOT 2R AND LOTS 3-21 --
PRELIMINARY PLAT
LOCATION: At the northwest corner of Pinnacle Valley Road and
Yacht Club Drive, approximately 1.1 mile north and west of County
Farm Road, outside the City Limits.
DEVELOPER:
NOLAN RUSHING
P. O. Box 3546
Little Rock, AR 72203
372-6161
AREA: 69.5 ACRES NUMBER OF LOT
ZONING• R-2
PLANNING DISTRICT: 20
CENSUS TRACT: 42.05
VARIANCES_REQUE$TED:
ENGINEER:
Joe White
WHITE-DATERS & ASSOCIATES, INC.
401 S. Victory St.
Little Rock, AR 72201
374-1666
20 FT. NEW STREET: 2,500
PROPOSED USES: Single -Family Residential
1) Approval of variance to permit a private street in an
access easement.
2) Approval of a variance from the standards for standard
residential streets to permit an "open ditch" rural
street cross-section without curbs and gutters and
without a sidewalk.
3) Approval of a variance from the standards for standard
residential streets to permit the cul-de-sac street to
exceed the 1,000 foot maximum length regulation.
4) Approval of a variance from the regulation which
prohibits lots from being more than three time as deep
as they are wide.
5) Approval of a variance from the regulations which
prohibits double -frontage lots, except for lots which
abut arterial roadways.
6) Approval of a waiver of the requirement to make Master
Street Plan improvements to boundary street to the
subdivision.
December 12, 1995
SUBDIVISION
ITEM NO.: 1 (Continued) FILE NQ.: S-410-B
STATEMENT OF PROPOSAL:
The applicant proposes the subdivision of a 69.5 acre tract to
include 20 lots, a private cul-de-sac street in an access
easement, with each of the lots fronting on the private street,
and a gated entry. The lots are to have an average size of 3
acres each, and the front building setback line is to be 100 feet
from the front lot line of each of the lots. The private access
and utility easement is proposed to be 60 feet in width; the
private street is to have a 20 foot wide asphalt driving surface,
without curbs and gutters, and without a sidewalk, as required by
the regulations. A rural "open ditch" street section is
proposed, with stormwater drainage being provided by surface
ditches along each side of the street in the access and utility
easement. The provision in the Bill of Assurance for a
homeowners, association is to be made for the maintenance of the
common areas and facilities. No improvements are proposed to be
made to the boundary streets: Yacht Club Dr., by which access to
the subdivision is to be taken; Pinnacle Valley Rd., which abuts
the subdivision at the southwest corner of the tract; and Norwood
Rd., which abuts the subdivision along the west boundary of the
tract. Requested is: 1) approval of a variance to permit a
private street in a private access easement; 2) approval of a
variance to permit an "open ditch" rural street cross-section
without curbs and gutters and without a sidewalk; 3) approval of
a variance to permit the cul-de-sac street to exceed the 1,000
foot maximum length regulation; 4) approval of a variance from
the regulation which prohibits lots from being more than three
time as deep as they are wide; 5) approval of a variance from
the regulations which prohibits double -frontage lots, except for
lots which abut arterial roadways; and, 6) approval of a waiver
of the requirement to make Master Street Plan improvements to
boundary street to the subdivision.
A. PROPOSAL RE ❑E T:
Review and approval by the Planning Commission of a
preliminary plat is requested.
Approval by the Planning Commission of a private street in a
private access and utility easement is requested.
Review by the Planning Commission and a recommendation of
approval to the Board of Directors is requested for a a
variance from the standards for standard residential streets
to permit an "open ditch" rural street cross-section without
curbs and gutters and without a sidewalk.
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December 12, 1995
gUBDIVISIO
ITEM NO.: 1 (Continued) FILE N -419—B
Review by the Planning Commission and a recommendation of
approval to the Board of Directors is requested for a
variance from the standards for standard residential streets
to permit the cul-de-sac street to exceed the 1,000 foot
maximum length regulation.
Review by the Planning Commission and a recommendation of
approval to the Board of Directors is requested for of a
variance from the regulation which prohibits lots from being
more than three time as deep as they are wide.
Review by the Planning Commission and a recommendation of
approval to the Board of Directors is requested for a
variance from the regulations which prohibits double -
frontage lots, except for lots which abut arterial roadways.
Review by the Planning Commission and a recommendation of
approval to the Board of Directors is requested for a waiver
of the requirement to make Master Street Plan improvements
to boundary streets to the subdivision.
B. EXISTING CONDITIONS:
The site is undeveloped and heavily wooded. The topography
ranges in elevation of from 270 to 350 feet MSL (Mean Sea
Level), with the grade in much of the eastern half of the
property exceeding 10% grade. The tract has boundaries on
Yacht Club Dr., Pinnacle valley Rd., and Norwood Rd.
The existing zoning of the tract is R-2. There is a tract
which is zoned MF-12 at the northeast corner of the tract;
otherwise, all surrounding land is zoned R-2.
The area is outside the City Limits.
C. ENGINEERING UTILITY COMMENTS:
Public Works comments:
The intersection of the subdivision street with Yacht
Club Dr. must be adjusted to avoid a sight distance
problem. Traffic Engineering does not approve of the
intersection, as submitted.
One-half street improvements to Yacht Club Dr. are
required.
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December 12, 1995
SQBDIVISIOI+I
ITEM NO.: I (Continued) FILE NO S-41 -B
Dedication of right-of-way and street improvements to
minor arterial standards for Pinnacle Valley Rd., where
Pinnacle Valley Rd. abuts the subdivision, are
required. A sidewalk is required to be constructed
along the Pinnacle valley Rd. frontage of the tract.
Right-of-way and improvements to Norwood Rd., to
minimum residential street standards, is required. A
sidewalk is required to be constructed along the
Norwood Rd. frontage of the tract.
The private street shall be to minimum 27 foot wide
standard residential street standards, and the layout
should be changed to eliminate the cul-de-sac design,
due to the excessive length of the cul-de-sac street.
A sidewalk is required to be constructed along at least
one side of the residential street.
Stormwater detention analysis is required. Open
ditches are generally not permitted by the Stormwater
Management and Drainage Manual. If ditches are
planned, they must be shown on the preliminary plat and
must be approved by the City Engineer prior to Planning
Commission approval of the plat [Ref. Sec. 311-89(9)].
Show water courses entering the plat area, and the
planned exit points for drainage.
A SFHA development permit must be obtained from Pulaski
County prior to construction. A grading permit may be
required.
Little Rock Water Works comments that a water main extension
is required. Execution of a Pre -Annexation Agreement and
approval of the City is required to obtain water service.
Little Rock Wastewater Utility comments that the area is
outside the Utility's service area boundary.
Arkansas Power and Light Co. commented that a 15 foot wide
easement will be required along the full length of the south
and west property lines, along the north boundary of lots 15
through 27, along the east boundary of Lot 27, and along the
common property line of Lots 13 and 14.
Arkansas Louisiana Gas Co. approved the submittal, with the
stipulation that ARRLA has no objections to the layout,
providing no ARRLA facilities are disturbed.
Southwestern Bell Telephone Co. approved the submittal.
The Little Rock Fire Department approved the submittal.
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December 12, 1995
OUBDIVISIM
ITEM 1 (,Continued FILE N -41 -B
D. ISSDES/LEGAL/TECHNICAL/DESIGl :
Sec. 31-87 requires that, in addition to the information
furnished, the applicant is to: 1) indicate the type of
subdivision which is being proposed; 2) provide the name
and address of the owner of record and the source of title,
giving deed book and page number or instrument number; 3)
indicate the average and minimum lot sizes; 4) furnish
information on any existing and the proposed covenants and
restrictions; and, 5) state the source of water supply and
the means of wastewater disposal.
Sec. 31-89 requires that, in addition to the information
furnished, the plat is to show: 1) contours at not more
than 2 foot intervals for terrain with slopes of less than
10% or at not more than 5 foot intervals for terrain with
slopes exceeding 10% (Some of the plat area has contours at
10 foot intervals.); 2) the names of all streets (Yacht
Club Dr. is not shown.); 3) a preliminary storm drainage
plan incorporating proposed easements and typical ditch
section; 4) the names of owners of all unplatted tracts and
all tracts in excess of 2 1/2 acres which abut the proposed
subdivision; 5) accurate locations and adequate physical
descriptions of all monuments, showing the size and type of
material of all monuments; 6) the zoning classifications
within the plat and of abutting areas; 7) the location of
proposed PAGIS monuments; and 8) any proposed phasing of
the development.
Sec. 31-93 requires that a preliminary Bill of Assurance is
to be provided with the application.
Sec. 31-207 provides that the Planning Commission must
approve any new private streets, but requires private
streets to conform to the design standards of public
streets. Private streets, it is noted, are permissible only
in the form of culs-de-sac and short loop streets, and only
if the design can serve all public service vehicles. The
subdivider is to provide for permanent maintenance of all
private streets and utility facilities in the Bill of
Assurance. The applicant has requested approval of a
private street in an access easement, but requests approval
of a variance from the requirement that the street be built
to standard residential street standards.
Sec. 31-202 restricts culs-de-sac to a maximum length of
1,000 feet. The proposed cul-de-sac is 2,500 feet long.
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December 12, 1995
SQBDIVZSION
ITEM-O.: 1 n inu d FILE NO.: -410-B
Sec. 31-209 requires that a standard residential street be
27 feet, back-to-back of curbs, and have a sidewalk along at
least one side of the street. The applicant requests a
variance from these requirements, and, instead, proposes a
20 foot wide asphalt street, without curbs and gutters, but
with open ditches for stormwater run-off, in a 60 foot
access easement. The proposed "open ditch" street section
is not a standard design in the Master Street Plan. No
sidewalks are proposed, and a waiver of this requirement is
sought.
Sec. 31-201 provides that, when a subdivision abuts a
partially dedicated or constructed public street, the
minimum of one-half the required Master Street Plan
improvements is required to be provided by the developer.
Yacht Club Dr., Pinnacle Valley Rd., and Norwood Rd. are
boundary streets to the proposed subdivision, and, along
these boundaries, the required one-half street improvements
are required. The applicant requests a waiver of these
required improvements and of the requirement to dedicate the
right-of-way specified by the Master Street Plan.
Sec. 31-232 prohibits double frontage lots, except, for
example, when lots abut arterial streets. The lots which
abut Pinnacle Valley Rd., a minor arterial roadway, may be
double frontage; the lots which abut Norwood Rd., however,
may not. A waiver of the restriction is requested. Sec.
31-257, requires a minimum 10 foot "No vehicle access"
easement to be platted along Pinnacle Valley Rd., and such
an easement is recommended to be platted along Norwood Rd.
Sec. 31-232 prohibits the depth of residential lots from
being more than 3 times their width. For the typical 200
foot wide lots, then, the lot depth should not exceed 600
feet. The lots are typically deeper than this, and a
variance from this restriction is requested.
Sec. 31-256 requires that the front building setback line be
platted on residential subdivisions.
From Yacht Club Dr. to the east boundary of proposed Lot 21,
the north half of the private street easement is outside the
limits of the subdivision. Evidence of the granting of the
easement must be provided, and, since the Bill of Assurance
for the subdivision will not be applicable to this area
outside the limits of the subdivision, provision for
maintenance of this portion of the street must be provided.
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December 12, 1995
SUBDIVISION
ITEM NO.: 1 (Continued! FILE NO.:_ 5-410-B
E. ANALYSIS•
There are deficiencies in the submitted drawings and
information which need to be submitted or completed;
however, the types of deficiencies are not of a critical
nature and can be supplied by the developer and engineer
subsequent to Planning Commission approval of the plat.
The proposed lots are, typically, over 3 acres in size, and
the subdivision is for 20 lots, total. The proposed street
is a cul-de-sac street with gated access. With the large
lots and light anticipated traffic to and from and in the
subdivision, the requested variances for a private street
and a variance for the length of the proposed cul-de-sac
street are justified. Again, due to the 3-acre size of the
lots, the lot width to depth ratio variance is justified,
and the double -frontage nature of the lots backing onto
Norwood Rd. does not undermine the rationale for the
regulation, subject to the platting of a "No vehicle access"
easement along the Norwood Rd. frontage of the lots.
The Master Street Plan proposes a rural street section as an
alternative, but such a street section has not been adopted.
Public Works can support the utilization of this street
section in the subject subdivision. To conform to the rural
street design, the roadway will have to have at least a 4
foot shoulder, a concrete "header" along the outer edge of
the pavement to protect the edge of the pavement, shallow
road ditches, and, if necessary, an underground stormwater
drainage system which will limit the amount of stormwater
runoff in the road ditches so that they can be shallow.
The Master Street Plan standards for right-of-way for the
boundary streets should be required to be dedicated, and
Yacht Club Dr. should be improved, since the subdivision is
taking access by way of Yacht Club Dr. (The alignment of
the intersection of the subdivision street with Yacht Club
Dr. is not approved by the Traffic Engineer; a relocation or
redesign of this intersection is required.) Improvements to
Pinnacle valley Rd. and to Norwood Rd. could be delayed,
since the area is well outside the City Limits, and no
improvements program to the roadways is anticipated. A
deferral, however, would be impractical, since, by the time
the roadway would be improved, the developer would have sold
the lots and would be out of the picture. An "in lieu"
would be impractical, as well, since an "in lieu"
contribution to the cost of street improvements has to be
returned to the developer if the improvements are not
undertaken within ten years, and it is unlikely that the
improvements will be undertaken within this time period. A
waiver, then, is probably the most logical course.
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December 12, 1995
SUBDIVISION
ITEM NO • 1 (Continued) FILE NO.: S-410-B
F. STAFF REGQMMENDATIQN:
Staff recommends approval of the preliminary plat and of the
private cul-de-sac street, subject to the Board of Directors
approving the needed variances, and subject to the applicant
complying with the noted requirements.
Staff recommends approval of the "open ditch" rural street
section, subject to the developer complying with the City
Engineer's requirements.
Staff recommends approval of the variance to permit the
1,000 foot maximum length of a cul-de-sac street to be
exceeded.
Staff recommends approval of the variance to the lot width
to depth ratio.
Staff recommends approval of the variance to permit the lots
backing onto Norwood Rd. to be double -frontage, subject to a
"No vehicle access" easement being platted along the
Norwood Rd. frontage of the lots.
Staff recommends approval of the requested waiver of Master
Street Plan improvements to Pinnacle Valley Rd. and to
Norwood Rd., subject to dedication of the required right-of-
way; however, staff recommends denial of the requested
waiver of Master Street Plan improvements to Yacht Club Dr.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995)
Mr. Nolan Rushing, the applicant, and Mr. Joe White, with White-
Daters & Associates, Inc., the project engineering firm, were
present. Staff outlined the nature of the proposed subdivision,
and reviewed with the applicant, his representative, and the
Committee members the comments contained in the discussion
outline. Mr. White responded that the deficiencies noted would
be addressed. David Scherer, with the Public Works staff,
reviewed the Public Works comments, and explained the type of
road section which Public Works can support. Mr. White said that
shoulders and a concrete "header", as well as the design of the
road ditches, could be accomplished. He said that he would be
meeting with the Public Works staff and with the Planning staff
during the next few days to satisfy the concerns expressed. The
Committee forwarded the item to the full Commission for the
public hearing.
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December 12, 1995
enxvr z
ITEM NO.: 1 n znu d FILE NO.: -41 -B
PLANNING C . . . . . . . ISaION ACTION: (DECEMBER 12, 1995)
Staff reported that the applicant had submitted a revised
preliminary plat which addresses a number of the concerns noted
at the Subdivision Committee meeting and by staff in the agenda
"write-up". Staff related that the revised plat omits the lot at
the intersection of the private internal street with Yacht Club
Dr., thus reducing the number of lots in the subdivision to 19
and eliminating the frontage of the subdivision on Yacht Club
Dr., except at the access point to the internal private street.
Staff reported that the alignment of the intersection of Yacht
Club Dr. and the private internal street had been approved by the
Traffic Engineer.
Staff reported that the Ordinance permits the Planning Commission
to authorize private streets in an access easement, and such a
private street in an access easement has been requested. Staff
recommended its approval.
Staff reported that the Master Street Plan does not have a
"rural", open ditch street section shown as an approved section,
but has a recommended design for such a street. Staff reported
that the applicant has requested use of a rural, open ditch
street in the subdivision, and has submitted a design which, with
a minor modification, Public Works can support. Staff
recommended a variance to permit the open ditch street section,
subject to the applicant conforming to the Public Works
requirement for width of pavement.
Staff reported that the Ordinance limits the maximum length of
cul-de-sac streets to 1,000 feet, but that the proposed private
street is 2,500 feet long, and a variance would be needed from
this standard. Staff supported the variance, noting that the
number of lots is only 19 homesites which will use the street,
and that the subdivision will have controlled access.
Staff reported that the Ordinance, envisioning normal City lots,
restricts the depth of lots to no more than 3 times their width,
but that the proposed lots, which are over 3 acres in size and
are typically 200 feet in width would be limited in depth to 3
times their width, or, typically, 600 feet in depth. Staff noted
that the lots are typically deeper than this 600 foot limitation,
and indicated that a variance from the ratio to allow the deeper
lots was supported by staff.
Staff reported that the Ordinance prohibits double -frontage lots,
except for lots backing onto major streets; therefore, that the
lots backing onto the west boundary street, Norwood Rd., would be
prohibited. Staff noted that, with the conditions that no access
would be taken to Norwood Rd. from the subdivision and that a 10
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December 12, 1995
SDBDIVISIOr�
ITEM N 1 ntinu d FILE NO.: -41 -B
foot wide "No vehicle access" easement be platted along this
frontage, staff could support a waiver of this ordinance
restriction.
Staff reported that the Ordinance requires that all boundary
streets to the subdivision have one-half Master Street Plan
right-of-way and improvements provided. Staff related that the
applicant proposed make improvements to Yacht Club Dr. at the
intersection with the internal private street, and that the
applicant proposed to dedicate right-of-way to Master Street Plan
standards for Pinnacle valley Rd. and Norwood Rd. However, staff
related, the applicant seeks a waiver of the requirement to make
half street improvements to Pinnacle Valley Rd. and Norwood Rd.
Staff reported that the Public works staff does not support a
total waiver of the boundary street improvements for these two
streets, but is amenable to having the developer provide some, if
not the full, improvements to the two boundary streets.
Mr. Joe White, representing Mr. Nolan Rushing, the applicant,
presented the applicant's request. He said that the applicant
would comply with the Public works requirement for the width of
the asphalt pavement on the private drive. He said that staff
had outlined the requested variances and waivers, and that,
except for the requested wavier of improvements on Pinnacle
valley Rd. and Norwood Rd., staff supported the requested
variances and waivers. He related that the proposed subdivision
is in the country, and that it would be a number of years before
there were any road improvements to the two boundary streets for
which the applicant was seeking a waiver of improvements. He
urged the Commission to recommend approval of the waiver of
street improvements to Pinnacle Valley Rd. and Norwood Rd.
Commissioner Lichty asked Mr. white for clarification on the
source of water supply and the means of wastewater disposal.
Mr. White responded that Little Rock public water would be
extended to the subdivision, and that septic tanks would be the
means of wastewater disposal. He said that a pre -annexation
agreement would be executed by the developer.
Commissioner Adcock confirmed that the proposed private street
would be maintained by the developer and the property owners'
association, and not be maintained by the City.
Commissioner Brandon expressed concern that the "open ditch"
street section design could create a dangerously deep ditch along
the street.
Mr. White responded that the depth of the ditch would be very
shallow, with a very minimal flow of stormwater. He said that
underground storm drainage would be provided to limit the amount
10
December 12, 1995
HDIVI I
ITEM NO,: 1 n ixi d F LE 5-410-8
of stormwater to use the ditches. He said that the ditches would
be mowable.
David Scherer, with the Public works staff, confirmed that the
area is well outside the City Limits, and that it would not be
practical to require short, isolated sections of half street
improvements, with underground drainage, along the Pinnacle
Valley Rd. and Norwood Rd. frontages of the subdivision. He
explained, though, that the Public Works staff would not support
a total waiver of boundary street improvements, but that the
Public Works staff would like to meet with the developer and
develop a plan for using the amount of money which would, if such
were required, be spent on half -street boundary street
improvements, to make improvements to the shoulders of the
boundary streets and the access street. He noted that the
existing Pinnacle Valley Rd. is a 24 foot wide street, with no
shoulders, and Norwood Rd. is a 20 foot wide "chip -seal" road,
again, with no shoulders. This, he stated, is a safety concern,
and added that Public Works would like to see ,in kind" funds
used to improve the shoulders along, perhaps, both sides of the
boundary and access street lanes to make them safer.
Mr. Bob Alexander, saying that he owns a 5-acre tract which
border the subject tract at the northeast corner of the tract,
spoke in opposition to the proposed subdivision. He said that
approximately 500 feet of the proposed private street would lie
on his property within an access easement granted to the subject
property developer. He said that he and his neighbor had bought
their 5-acre tracts approximately 7 months ago, and that they had
bought the property on the reliance of the "territorial plan"
with provides that no tracts of less than 5 acres are to be sold.
He said that the agreement under which he and his neighbor had
purchased their land had stipulated that homesites would be not
less than 5 acres, which would result in no more than 10 homes
being able to be built on the applicant's land. He said that he
and his neighbor were aware of the access easement which lay on
their land, but with the restrictions which were in place, and
the limited number of homesites which could be developed, they
had proceeded with the purchase and plans for development of the
property. He asked that the hearing of the issue be deferred
until he had had a chance to discuss the proposed development and
its implications with Mr. Rushing, the developer.
Ms. Belver Nelson said that she was unaware of the applicant's
plans, and would like to know more about the proposed development
prior to the Commission's decision.
Mr. Joe white, addressing the Commission on the applicant's
behalf, asked that the item be withdrawn from further
consideration by the Commission.
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December 12, 1995
ITEM NO • 1 C ntin FILE N --41 -B
Interim Chairperson Ball called the question
withdrawal of the item. The withdrawal was
vote of 10 ayes, 0 nays, 0 abstentions, and
on approving the
approved with the
1 absent.
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