HomeMy WebLinkAboutS-0717-G Staff AnalysisOctober 10, 1996
ITEM NO.: H FILE NO.: S-717-F
NAME: HEATHERBRAE SUBDIVISION PHASES 3 AND 4-- PRELIMINARY PLAT
LOCATION: North of Taylor Loop Road east of Gooch Road and west
of Glen Valley Drive
DEVELOPER:
Woodhaven Development Company
8721 Warden Road
Sherwood, AR 72116
AREA: Phase 3 - 3.49 ACRES
Phase 4 - 3.06 ACRES
PLANNING DISTRICT:
CENSUS TRACT: 42.06
VARIANCES RE UESTED:
BACKGROUND:
ENGINEER•
William L. Dean
Civil Design Incorporated
15104 Cantrell Road
Little Rock, AR 72212
NUMBER OF LOTS: Phase 3 - 12 lots
Phase 4 - 10 lots
One Open Tract Lot
FT. NEW STREET: 834 LF
#1 River Mountain
None
This proposal will create an'additional 22 single family lots in
the Heatherbrae Subdivision which was initially final platted in
1987. Approximately, seven finished lots from previous phases
remain vacant at this time.
A. PROPOSAL RE UEST:
To create 22 new single family residential lots in two
phases as an extension of the existing Heatherbrae
Subdivision. Glenn Valley Drive will be extended to the
west. Heatherbrae Court and Glenstone Drive will be
developed running north to south.
B. EXISTING CONDITIONS:
The land is flat, heavily wooded and covered with dense
underbrush. Existing phases of Heatherbrae Subdivision are
immediately adjacent to the east and south. Glen Valley
Drive stubs into the site and will serve as access to the
site. The Gooch Drive residential neighborhood is located
to the west and south.
October 10, 1996
SUBDIVISION
ITEM NO.: H Cont. FILE NO.: S-717-F
C. NEIGHBORHOOD COMMENTS:
None to date.
D. ENGINEERING COMMENTS:
PUBLIC WORKS COMMENTS:
Continue sidewalk on Glen Valley to intersection.
Drainage easement shown on the west property line must
contain all flows off site shown to be in excess of 453
cfs, staff recommends that due to flows in this
drainage that the easement shall be an open space tract
and not contained on individual lots. If the drainage
is to be contained in an open ditch, 4 foot chainlink
fencing will be required adjacent to drainage easement
to restrict access from small children, safety concerns
raised by the other existing drainage ditches in the
City has caused this to be a policy adopted by the
Board of Directors. Ownership must be established to
provide tailout of the drainage to the north to
properly intercept the existing floodway. This
subdivision cannot begin construction until the
engineering plans are approved with proper development
permit, NPDES, and grading permits due to past problems
with Phase 2. An above ground drainage easement will
be required on Phase 2, 3, and 4 lots to accommodate
the major storm event as required by City Ordinance.
This major drainage easement will be graded and
restricted as to use by lot purchasers concerning
construction of fences, landscaping and fill as
required by Ordinance. The pipes and ditches planned
as shown have not been approved by the engineering
staff. Ditches are generally not acceptable and may
require stormdrain piping or concrete lining.
Stormwater detention shall be provided for Phase 1, 2,
3 and 4 this construction. Stormwater detention from
previous phases 1 and 2 was deferred to phase 3.
Current traffic count numbers for Taylor Loop are not
available. Subdivision will add approximately 220
trips per day to traffic volume on Taylor Loop.
E. UTILITY COMMENTS/FIRE DEPARTMENT:
Wastewater: Sewer main extension required with
easements.
Water: water main extension required.
AP&L: OK
Arkla: OK
Southwestern Bell: OK
2
October 10, 1996
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: S-717-F
Fire Department: Turnaround for fire apparatus should
be at least 50 foot radius.
County Planning: No comment
Lan_d_scaps : No comment
F. ISSUES/TECHNICAL/DESIGN:
® Carry lot lines across open tract.
a Plot rear lot lines for Phase III cul-de-sac lots.
G. ANALYSIS:
The developer proposes to add 10 lots in Phase 3 and another
12 lots in Phase 4. The lot configuration at the cul-de-sac
on the proposed Glenstone Drive should be changed. Public
Works is requiring that stormwater detention for Phases 1,
2, 3 and 4 should be provided at this time. An open tract
lot was added along the western boundary of the proposed
plats to accommodate drainage.
H. STAFF RECOMMENDATIONS:
APPROVAL of the preliminary plats. Approval is subject to
the conditions listed in paragraphs D, E, and F of this
staff report.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 1996)
Mr. Bill Dean, project engineer, was present to answer questions.
Planning Staff noted that Phase 3 Lot 3 did not meet minimum lot
depth requirements. Staff noted that street radii and right-of-
ways need to be shown on the preliminary plat. David Scherer
discussed drainage concerns that impacted the two existing phases
as well as phases 3 and 4. He indicated that drainage was
_originally planned to exit phase 2 through a pipe situated
between Lots 20 and 21 then continuing off -site through an
easement into a creek. This offsite easement was never obtained
and the drainage structure not completed. Public Works is now
requiring an above ground drainage system on an open space tract
rather than an easement covering lots in Phase 2, 3 and 4.
The item is to be forwarded to the full Commission for
determination.
3
October 10, 1996
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: 5-717-F
PLANNING COMMISSION ACTION: (AUGUST 29, 1996)
Mr. Bill Dean, project engineer, requested that the two cul-de-
sac streets be shown as minor residential streets. He also asked
that the rear setback line along the western boundary of the
subdivision be modified. This would include Lots 6-10 in Phase
III and Lots 1-4 in Phase IV. The applicant is proposing to
reduce the rear setback requirement for these lots from 25 feet
to 15 feet. This request is in order to "...achieve the utility
of those particular lots for the particular sizes of houses that
are anticipated." Mr. Dean is requesting this variance in order
to offset the Public Works requirement of a open tract for
drainage ditch purposes.
Commissioner Daniel asked several questions concerning Mr. Dean's
statement. Following this exchange Larry Jones recommended that
the item be sent back to Subdivision Committee to review these
last minute revisions to the preliminary plat.
Commissioner Adcock asked that the applicant's request a
deferral. Mr. Dean requested a deferral to October 10, 1996
Planning Commission meeting.
A motion to defer the item to October 10, 1996 meeting. The
motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open
position. Commissioner Brandon was not in the room during the
vote on the motion.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996)
Mr. Bill Dean, project engineer, explained the changes in the
preliminary plat that have been made since the August 29 Planning
Commission meeting. A 20 foot wide open tract lot has been added
the length of the western boundary of Phases III and IV. This
open tract area will be utilized for drainage purposes. There
are no changes in the number of lots on roadways proposed.
There were no questions from members of the Subdivision
Committee. The item is to be forwarded to the full Commission
for determination.
PLANNING COMMISSION ACTION: (OCTOBER 10, 1996)
This item was included in the Consent Approval agenda.
A motion to approve the Consent Approval agenda. The motion
passed by a vote of 9 ayes, 0 nays and 2 absent.
4
September 30, 1999
ITEM NO.: 2
FILE NO.: S-717-G
NAME: Heatherbrae Subdivision (Phase 3) - Preliminary Plat
LOCATION: End of Glen Valley Drive, north of Taylor Loop Road
Woodhaven Development Co. Civil Design, Inc.
8721 Warden Road 15104 Cantrell Road
Sherwood, AR 72116 Little Rock, AR 72212
AREA: 6.55 acres NUMBER OF LOTS: 21 FT. NEW STREET: 834 if
ZONING: R-2
PLANNING DISTRICT: 1
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED:
1. Variance for reduced rear yard setback for Lots 6-14.
A. PROPOSAL:
The applicant proposes to subdivide 6.55 acres into 21
single family lots. The property is zoned R-2. The
applicant is proposing approximately 834 linear feet of new
streets with this development. All of the proposed lots
will be final platted at the same time.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded. Existing
phases of the Heatherbrae Subdivision are located to the
southeast. Additional residential zoned property is
located to the south and west. There is OS zoned floodway
located immediately north of this property, with
September 30, 1999
SUBDIVISION
ITEM NO.: 2 (Cont.)
FILE NO.: S-717-G
commercial/office uses to the north along Cantrell Road
which include a landscaping and plant nursery business.
C. NEIGHBORHOOD COMMENTS:
The Westchester/Heatherbrae Neighborhood Association was
notified of the public hearing. As of this writing, staff
has received one (1) phone call from an individual
requesting information on this plat.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Appropriate handicap ramps will be required per current
ADA standards.
2. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
3. Stormwater detention ordinance applies to this
property.
4. Easements for proposed stormwater detention facilities
are required.
5. Easements for proposed storm drainage are required.
Proposed drainage facilities must be submitted to
Public Works for approval.
6. Prepare a letter of pending development addressing
street lights are required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
7. Existing topographic information at maximum five foot
contour interval base flood elevation is required.
Revise minimum flood elevations on lots 14, 15, 16, and
17.
8. A Sketch Grading and Drainage Plan per Sec. 29-186(e)
is required.
9. A Grading Permit for Special Flood Hazard Area per Sec.
29-186(b) is required.
10. A Development Permit for Flood Hazard Area per Sec.
8-283 is required.
11. Provide 20 foot vehicular access easements to drainage
ditches.
12. East and west drainage ditch shall be sized to handle
100-year storm. Ditch to be fenced and benched.
Submit design for approval.
2
September 30, 1999
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-717-G
13. All storm drainage shall be extended to rear building
lines.
14. Glenn Valley shall have adequate transition from curb
to tangent portion.
15. Down stream property must be prepared to receive flows
from channel prior to constructing channels.
16. Conditional letter of map amendment must be approved
prior to street construction.
17. Contact the ADPC&E for approval prior to start of work
is required.
18. Contact the USACE-LRD for approval prior to start of
work is required.
19. Revise street names - call David Hathcock for approval.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment.
Southwestern Bell: No Comment.
Water: An acreage charge of $300 per acre will apply in
addition to normal charges.
Fire Department: Request 50 foot cul-de-sac radius and
parking on one side of the street only.
County Planning: No Comment received.
CATA: No Comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
No Comment.
G. ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on September 15, 1999. The revised plat addresses most of
the concerns as raised by staff and the Subdivision
Committee. All lot widths now conform to minimum ordinance
3
September 30, 1999
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-717-G
standards. The cul-de-sac radii has been increased to 50
feet as requested by the fire department.
The applicant is requesting a variance for a reduced rear
yard setback for Lots 6 through 14. The ordinance required
rear yard setback is 25 feet. The applicant is proposing a
15 foot rear yard setback for these lots, as a 20 foot
drainage easement will be provided along the west boundary
of this property which will reduce the depth of the lots.
Staff supports the variance as requested. The applicant
needs to show a 15 foot platted rear yard setback line on
the plat.
The applicant has noted that the "open tract" at the north
end of the property and extending along the west boundary
will be used as a drainage easement and for stormwater
detention. The tract should be labeled as "Tract A", with
the ownership, purpose and maintenance being explained in
the subdivision Bill of Assurance.
Otherwise, to staff's knowledge, there are no'outstanding
issues associated with the preliminary plat. With all of
the floodplain/floodway and drainage issues being worked
out to Public Works' satisfaction prior to a final plat
being filed, this proposed phase of the Heatherbrae
Subdivision should have no adverse effect on the
surrounding properties.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject
to the following conditions:
1_ Compliance with the requirements as noted in paragraphs
D and E of this report.
2. Staff recommends approval of the requested rear yard
setback variance for Lots 6 through 14. A platted 15
foot rear building line must be shown on a revised plat
drawing.
3. The "open tract" must be labeled as "Tract All with the
ownership, purpose and maintenance being explained in
the Subdivision's Bill of Assurance, to include access
for the maintenance of the drainage ditch.
4
September 30, 1999
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-717-G
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999)
Bill Dean was present, representing the application. Staff
briefly described the preliminary plat, noting several
additional items which needed to be shown on the plat drawing.
Staff noted that a variance would need to be requested for
minimum lot width of Lot 4. Mr. Dean stated that the lot
configuration would be revised to eliminate the requirement for
the variance.
Mr. Dean noted that a variance would be requested to allow a
reduced rear yard setback for Lots 6 through 14. Staff
suggesting platting a 15 foot rear building line for these lots.
The Public Works requirements were briefly discussed. Mr. Dean
noted that the minimum flood elevation for Lots 14 through 17
would be revised. He also noted that a 20 foot vehicular access
easement would be provided to the drainage ditches. Bob Turner,
of Public Works, stated that no variance was needed for street
classification. He noted that the street would be considered a
minor street.
The drainage issues relating to this property were also
discussed. Mr. Dean noted that this property was part of a
drainage improvement district and that all drainage improvements
would be done by the district. He noted that past drainage
problems associated with existing phases of this subdivision
have been resolved. He stated that the development of this
phase will improve the drainage in this area.
After the discussion, the Committee forwarded the issue to the
full Commission for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
With a vote of 11 ayes and 0 nays the Commission voted to waive
their bylaws and accept the required property owner notification
as completed by the applicant, two (2) days late.
5
September 30, 1999
SUBDIVISION
ITEM NO.: 2 (Cont.)
FILE NO.: S-717-G
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote
of 11 ayes and 0 nays.
L