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HomeMy WebLinkAboutS-0717-H Staff AnalysisApril 19, 2001 ITEM NO.: 2 FILE NO.: S-717-H NAME: Heatherbrae Subdivision (Phase 3) - Preliminary Plat LOCATION: North end of Glenn Valley Drive, north of Taylor Loop Road DEVELOPER - Woodhaven Development Co. 8721 Warden Road Sherwood, AR 72120 F.NGTNF:F.R Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 6.55 acres NUMBER OF LOTS: 22 FT. NEW STREET: approximately 815 linear feet ZONING: R-2 PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: A variance to allow Lots 5-14A with a reduced rear yard setback. BACKGROUND: On September 30, 1999 the Planning Commission approved the Heatherbrae Subdivision (Phase 3) - Preliminary Plat. The approval included subdivision of 6.55 acres into 21 single- family residential lots and one (1) tract for stormwater detention. The approved plat also included a variance which allowed 15-foot platted rear building lines for the lots along the western perimeter of the subdivision. The preliminary plat has since expired. April 19, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) A. PROPOSAL: FILE NO.: 5-717-H The applicant proposes to reinstate the previously approved Heatherbrae Subdivision (Phase 3) - Preliminary Plat with essentially the same design as before. The proposal includes subdivision of 6.55 acres into 22 single-family residential lots, with approximately 815 linear feet of new internal streets. The applicant notes that one of the lots (Lot 14A) may have to be used for stormwater detention. The proposed plat includes a 20-foot drainage right-of-way dedication along the west boundary of the plat. Because of the area lost to this drainage area, the applicant is proposing a 15-foot platted rear building line along the west property line for Lots 5 thru 14A. The applicant is requesting a variance to allow the reduced rear building setback. Please see the attached preliminary plat sketch for the proposed lot and street designs. 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 residential 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 commercial and office uses further north along Cantrell Road, which include a landscaping and plant nursery business. C. NEIGHBORHOOD COMMENTS: The Secluded Hills and Westchester/Heatherbrae Neighborhood Associations were notified of the public hearing. As of this writing, staff has received one (1) phone call from a person requesting information on this application. D . ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Same Comments as previously submitted on 5-717-G as follows: 1. Appropriate handicap ramps will be required per current ADA standards. W, April 19, 2001 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: 5-717-H 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. Revised 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. 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. New Comments: 1. Channel detention storage may be impractical and not approved by Public Works if concrete basins are expected to fill with sediment. Lot 14A will be reserved for K3 April 19, 2001 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: 5-717-H possible detention basin, which must function and discharge properly during the 25-year storm. 2. Lot 14 has a minimum floor elevation 1-foot lower than adjacent lot 14A. Provide explanation. 3. Civil Engineering will issue Floodplain Development Permits on a case -by -case basis with each building permit, which may be higher than platted elevations. Some platted elevations are only 2.5 feet above adjacent stream bottom. 4. Erosion control (bank stabilization) will be required on fill deposits. With Building Permit: 5. A revised Sketch Grading and Drainage Plan, per Sec. 29-286 (e) will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKT.A: No Comment received. Southwestern Bell: No Comment received. Water: A water main extension is required. An acreage charge of $300 per acre applies in addition to normal fees in this area. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. Countv Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: No Comment. Landscape Issues: No Comment. 4 April 19, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-717-H G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Bill Dean was present, representing the application. Staff briefly described the preliminary plat, noting that Lot 4 needed a minimum 60 foot chord distance at the building line to meet the ordinance required lot width standards and all of the property lines needed dimensions. In response to a question from staff, Mr. Dean noted that all of the lots will be final platted at the same time. The Committee asked who would maintain the stormwater detention areas within this subdivision. Bob Turner, Director of Public Works, noted that the maintenance would be the responsibility of the property owner's association. Mr. Dean explained the drainage issues associated with the proposed plat. The drainage issues were briefly discussed. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on April 4, 2001. All of the additional notes as required by staff have been shown on the revised plat. The revised plat also shows the revised minimum floor elevations as required by Public Works. The proposed single-family residential plat conforms to all ordinance standards with respect to lot design, except the proposed rear building setback line for Lots 5-14A. The applicant is requesting a variance to allow the reduced rear yard setback for these lots. The ordinance requires a 25-foot rear yard setback for single-family lots. 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 reduces the depth of these lots. Staff supports the variance as requested. The applicant has also submitted additional drainage information (cross -sections and calculations) to Public 41 April 19, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-717-H Works. The applicant notes that all of the drainage requirements as set forth by Public Works will be complied with. The applicant has noted that Lot 14A may have to be set aside for stormwater detention, rather than used as a single-family lot. If this area is used for stormwater detention, the ownership, purpose and maintenance must be provided for by the property owner's association in the subdivision's Bill of Assurance. Otherwise, to staff's knowledge, there are no outstanding issues associated with the preliminary plat. This proposed phase of the Heatherbrae Subdivision should have no adverse impact on the general area. I. 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 variance to allow reduced rear yard setback for Lots 5-14A. 3. The ownership, purpose and maintenance of any drainage or stormwater detention easements must be provided for by the property owner's association and explained in the subdivision's Bill of Assurance. PLANNING COMMISSION ACTION: (APRIL 19, 2001) Bill Dean was present, representing the application. Staff briefly described the proposed preliminary plat with a recommendation of approval subject to the conditions as noted in paragraph I. of this report. There were three (3) persons present with concerns. The applicant, Bill Dean, deferred discussion to the concerned parties. Gregg Curtis asked about drainage in the area. He stated that since the Heatherbrae Subdivision was developed, there has been an increased drainage problem. April 19, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-717-H Bob Turner, Director of Public Works, addressed the drainage issues. He noted that the development would increase the drainage flows in the area, but explained that the flows would be contained within the 100 year floodway. Commissioner Rahman discussed the drainage issue. Mr. Turner noted that this development would have to comply with the City's stormwater detention ordinance. Commissioner Adcock asked who Mr. Curtis would call if there is increased water run-off onto his property. Mr. Turner noted that the property owner would call Public Works and explained. Commissioner Rahman explained the drainage situation in this area. Mr. Curtis made additional comments regarding the creek and floodway area. Jim Nettles addressed the Commission and noted that he represented adjacent property owners to the west. He noted that he supported the Heatherbrae Subdivision development, but objected to the adjacent property owners to the west being required to dedicate a drainage easement. He noted that a drainage easement should be entirely on the Heatherbrae property. Leah Clark stated that she was a property owner in Heatherbrae- Phase II. She stated that she was unsure about the procedure and status of this property. She noted that she was concerned with the proposed development and the removal of the trees behind her house. Bill Dean, project engineer, addressed the Commission in support of the project. He noted that the Heatherbrae (Phase 3) property is downstream from Mr. Curtis' property and would have no effect on his property. Mr. Dean noted that the drainage improvement district for this area would work out the acquiring of the drainage easement on the adjacent property. He noted that the plat needed to be approved for this to take place (negotiation for the easement by the drainage improvement district) . Commissioner Adcock asked why the applicant was requesting a variance for a reduced rear yard setback. Mr. Dean explained that the variance was requested because of the drainage easement which will be provided along the west property line of this 7 April 19, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-717-H subdivision. Mr. Dean further discussed the drainage area and landscape buffers that would be required. There was a motion to approve the preliminary plat as recommended by staff. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. 8