HomeMy WebLinkAboutS-0521-Q Staff AnalysisMay 24, 2007
ITEM NO.: 2 FILE NO.: S-521
NAME: Oxford Valley Addition Phase 8 Preliminary Plat
LOCATION: Located on Oxford Valley, Claybrook and Churchhill Drives
DEVELOPER:
The Woodcrest Company, LLP
4801 North Hills Boulevard
North Little Rock, AR 72216
ENGINEER:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72216
AREA: 10.89 acres
CURRENT ZONING
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 29
R-2, Single-family
15 — Geyer Springs West
41.05
VARIANCESMAIVERS REQUESTED: None requested.
BACKGROUND:
FT. NEW STREET: 2,332 LF
The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for
the development of 152 single-family lots in August of 1973. The property was to be
developed as single-family with conventional design of streets and utility systems. The
developer began development of the subdivision, installed the required infrastructure,
including portions of the required streets, and final platted several of the proposed lots.
On December 13, 1983, the Planning Commission approved a revision to the previously
approved preliminary plat. The applicant requested a revision to eliminate the street
connecting the subdivision to the adjacent mobile home park. The street was not
dedicated since the final plat had not been signed. After closure of the street, the
resulting area was to be used to create an additional lot. On February 20, 1987, a final
plat for nineteen lots was executed. On March 3, 1987, Oxford Valley Drive was
dedicated as a public street.
May 24, 2007
SUBDIVISION
M NO.: 2 (Cont.
FILE NO.: S-521
The applicant later requested a vacation of the plat. The Board of Directors at their
December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation.
On June 3, 2004, the Little Rock Planning Commission approved the request for a
preliminary plat to reestablish 13 lots contained within 3.153 acres along Oxford Valley
Drive and Legion Hut Road. The development had in place the curb and gutter along
Oxford Valley Drive as well as water and sewer service. The applicant indicated an
average lot size of 64 feet by 119 feet or 8,806 square feet. No waivers or variances
were sought as a part of the platting action.
On July 7, 2005, the Little Rock Planning Commission approved a request for the
subdivision of 7.898 acres into 26 single-family lots resulting in a density of 3.67 units
per acre. The applicant indicated the average lot size is seventy-four feet by one
hundred nineteen feet or 8,806 square feet.
On September 14, 2006, the Little Rock Planning Commission approved a preliminary
plat for Phase 7 of the Oxford Valley Subdivision. The approval revised the previously
approved preliminary plat to allow the creation of 45 additional single-family lots. The
development area was located in two areas, one area containing 9.2 acres and the
second 3.8 acres. The average lot size proposed was 7,250 square feet and 1,892
linear feet of new street was proposed. The proposed plat indicated a 30-foot building
line adjacent to Legion Hut Road (a collector street classification) and a 25-foot building
line was proposed along Courtfield and Barclay Drives (residential street
classifications).
A. PROPOSAL/REQUEST:
The applicant is now seeking preliminary plat approval of Phase 8 of the Oxford
Valley Subdivision. The area contains 10.89 acres and the developer is
proposing the creation of 29 single-family residential lots. The average lot size
proposed is 7,250 square feet and 2,332 linear feet of new public street is
proposed. The proposed plat indicates a 30-foot building line adjacent to Legion
Hut Road (a collector street classification) and a 25-foot building line along the
remaining residential classified streets. No variances are requested.
B. EXISTING CONDITIONS:
The site involves a portion of a previously platted subdivision of approximately
176 single-family lots. The street system and other improvements are in place in
several locations and were constructed to residential street standard. New
homes are currently under construction in the previously approved phases.
There is an existing large mobile home park located to the north of the site
accessed from Legion Hut Road and a second mobile home park to the
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May 24, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-521-Q
southeast fronting Chicot Road. There are large areas of vacant land north and
south of the site. Single-family homes are located to the northwest of the site in
the Shiloh Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All abutting property owners, Southwest Little Rock United for
Progress, Oxford Valley Homeowners Association, Shilo Property Owners
Association and Legion Hut Neighborhood Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to these streets
including 5-foot sidewalks with the planned development. Sidewalks should
be installed on Legion Hut Road, Oxford Valley Drive, and Claybrook Drive.
2. Sidewalks are required to be installed on Legion Hut Road, Claybrook, and
Oxford Valley.
3. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
4. A grading permit in accordance with Section 29-186 (c) and (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.
5. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. Section 31-403 of the Little Rock code requires streetlights. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more
information.
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May 24, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-521-Q
9. Traffic calming devices are required for long straight streets to discourage
speeding particularly Claybrook Drive. Traffic circles or round-abouts are
suggested at regular intervals and at main intersections. Contact Travis
Herbner, Traffic Engineering at 379-1805 for additional information.
10. Install barricade signs at the ends of streets proposed to be extended in
future phases.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the property.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: 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. A water main extension and additional fire hydrant(s) will be
required in order to provide service to a portion of 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 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007)
Mr. Ed McClain was present representing the request. Staff presented an
overview of the proposed development stating there were additional items
necessary to complete the review process. Staff stated Legion Hut was indicated
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May 24, 2007
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: 5-521-Q
on the Master Street Plan as a collector street classification which typically
required the placement of a 30-foot building line. Staff suggested Mr. McClain
indicate the building line as typically required or seek a variance. Staff also
stated a barricade would be required at the end of the stub streets to indicate
future construction of the roadways per Section 31-202(d) of the Subdivision
Ordinance.
Public Works comments were addressed. Staff stated street improvements
would be required including curb, gutter and sidewalk on the indicated streets.
Staff also stated a grading permit would be required prior to any construction on
the site. Staff stated the Storm Water Detention ordinance did apply to
development of the site. Staff also stated traffic calming devices were
encouraged along straight streets to discourage speeding. Staff noted final
platting would not occur until streetlights had been installed.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and 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 May 3, 2007, Subdivision Committee meeting. The applicant
has indicated a 30-foot front building line for the lots abutting Legion Hut Road.
The applicant has also indicated a barricade will be constructed per Section
31-202(d) of the Subdivision Ordinance to inform future homeowners and users
of the street of the future extension of the roadway.
The applicant is seeking approval of a preliminary plat to allow the creation of
29 single-family residential lots from this 10.89 acre site at a density of 1.66 units
per acre. The area was originally platted in 1973 for 152 residential lots and was
later vacated. Beginning in 2004 three proposed plats have been filed allowing
the reinstatement of 84 of the previously approved lots and with this additional
request the total number is increased to 113 lots available for new home
construction.
Staff is supportive of the applicant's request. The request is to allow preliminary
plat approval for the creation of 29 residential lots which fully comply with the
typical minimum requirements of the Subdivision Ordinance and an overall
density of 1.66 units per acre, far less than densities typically allowed per Single-
family development. To staff's knowledge, there are no outstanding issues
associated with the request. Staff feels the creation of the lots as indicated
should have minimal impact on the development and the adjoining area.
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May 24, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-521-Q
I. STAFF RECOMMENDATIONS:
Staff recommends 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.
PLANNING COMMISSION ACTION:
(MAY 24, 2007)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with 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.
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 6 ayes, 0 noes, 4 absent and 1 open position.
0
ITEM NO.: 2. S-521-Q
NAME: Oxford Valley Addition Phase 8 Preliminary Plat
LOCATION: located on Oxford Valley, Claybrook and Churchhill Drives
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 May 9, 2007. The Office of Planning and
Development must receive the proof of notice no later than May 16, 2007.
2. Legion Hut Road is a collector street per the City's Master Street Plan. Provide a
30-foot platted building line for the lots abutting the collector street.
3. Are there any covenants existing or proposed for the parcel of property? If so
indicate the covenants.
4. Provide a barricade per Section 31-202(d) of the Subdivision Ordinance. In cases of
a temporary dead-end street which are stud streets designed to provide future
connection with unsubdivided adjacent areas, the developer shall at his expanse
provide an information sign with content and size to be determined by the Public
Works Department designed to convey to adjacent owners and street users
information as to continuation of the street and its intended classification. The initial
erection of the sign and permanent maintenance will be the responsibility of the City.
5. Provide the completed information sheet for Subdivision, PUD's PD's, Zoning or
Subdivision Site Plan Review.
6. Provide the completed Variance/Waiver Request form.
7. Provide the affidavit for the property owner allowing Thomas Engineering to act as
agent in the platting process.
Variance/Waivers: None requested.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvements to these streets including 5-foot sidewalks with
the planned development. Sidewalks should be installed on Legion Hut Road,
Oxford Valley Drive, and Claybrook Drive.
2. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
3. A grading permit in accordance with Section 29-186 (c) and (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.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
Item # 2
the Arkansas Department of Environmental Quality prior to the start of construction.
6. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
7. Section 31-403 of the Little Rock code requires streetlights. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting.
Contact Traffic Engineering 379-1813 (Steve Philpott) for more information.
8. Traffic calming devices are required for long straight streets to discourage speeding
particularly Claybrook Drive. Traffic circles or round-abouts are suggested at regular
intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at
379-1805 for additional information.
9. Install barricade signs at the ends of streets proposed to be extended in future
phases.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to the property.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: 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. A water main extension and additional fire hydrant(s) will be required in order
to provide service to a portion of 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 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 platlplan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, May 9, 2007.
Item # 2