HomeMy WebLinkAboutS-0643-B-1 Staff AnalysisITEM NO.: 1
NAME: Whispering Pines Subdivision Preliminary Plat
LOCATION: Castle Valley Road - West of Chicot Road
FILE NO.: S-643-B
Planning Staff Comments: ` j �- (k)
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Provide notification of abutting property owners of t site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing.
Provide the source of title of the landowner on the proposed preliminary plat.
Provide the limits of the floodway and/or floodplain or indicated on the
proposed preliminary plat no area is located within a mapped floodway or
floodplain.
Provide the names of owners of all unplatted tracts abutting the plat area and
the names of owners of platted tracts in excess of 2 'h acres.
Provide the names of recorded subdivisions abutting the plat area.
Castle Valley Road is classified as a residential street by the Master Street
Plan. The proposed plat indicated a dedication or right-of-way 30-feet from
centerline. If the roadway is to be classified as a collector street provide a 30-
foot platted building line adjacent to the street.
Variance/Waivers:
Public Works:
None requested.
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1. Provide design of streets conforming to the Master Street Plan. Construct
one-half street improvement to Castle Valley Road (to a collector standard)
including sidewalk. Construct Whispering Pine and Whispering Pine Trail to
residential street standard with sidewalk on one side of the street.
2. Plans of all work in the right-of-way shall be submitted for approval prior to
start of doing any work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
3. A grading permit in accordance with Section 29 (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. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code of ordinances. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpot) for additional information
regarding street light requirements.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available in the area. Developer shall be responsible to
verify all lots have proper service and easements are dedicated for all existing
sewer mains. Contact Little Rock Wastewater Utility at 688-1414 for additional
information.
Entergy: Approved as submitted.
Center -Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: Water mains have been installed but were cut and
plugged in 1987. They will have to be chlorinated again and pass sterilization
prior to being put back in service. Contact Central Arkansas Water at 992-2438
for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to
include the additional information as noted above) to staff on Wednesday, April
21, 2004.
May 6, 2004
ITEM NO.: 1 FILE NO.: S-643-B
NAME: Whispering Pines Preliminary Plat
LOCATION: Castle Valley Road — West of Chicot Road
DEVELOPER:
Jay Hobbs
14716 Royal Oaks Drive
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 12.75 acres NUMBER OF LOTS: 46 FT. NEW STREET: 1,750 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 — Geyer Springs West .
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Planning Commission approved a preliminary plat for a larger area than
the proposed project on October 14, 1986. The plan included development of the
subdivision in two phases and the Lakeview Country Club golf course. Construction
work of the Phase I portion (the area currently being considered for preliminary platting)
was begun, with roadbeds being prepared and some of the underground utilities
installed. The golf course greens were constructed and are part of the Lakeview
Country Club golf course. Work was discontinued, however, and has since remained
dormant.
In March 1996, a request to re -certify the previously approved preliminary plat was
requested and but later withdrawn. The project involved the subdivision of 69.7 acres
with 88 single-family lots and the construction of 4,370 feet of new internal street. The
applicant requested two waivers: 1) a waiver from the requirement to construct
May 6, 2004
ITEM NO.: 1 (Cont.) FILE NO.: S-643-B
sidewalks along streets, explaining that sidewalks were not required in the original
approval; and 2) a waiver from the requirement to .construct storm water detention
facilities shown on the plat in the golf course fairways, explaining that the fairways were
located outside the plat area. As stated the applicant requested the item be withdrawn
from consideration prior to final action by the Planning Commission.
A. PROPOSAL/REQUEST:
The applicant is now requesting the approval of the first phase of the previously
approved development or the subdivision of this 12.748-acre site into 46 single-
family lots. The lots will be accessed by Castle Valley Road and two new
residential streets; Whispering Pines Trail and Whispering Pine. The applicant
has indicated the average lot size will be 70-feet by 120-feet or 8,400 square
feet. The applicant has indicated detention will be provided on the fairways of
the golf course as was previously approved and is requesting a variance to allow
off -site detention.
The previously approved preliminary plat included the development of two
phases. The applicant is requesting approval of the first phase only with this
preliminary plat. Once development plans are finalized the developer will
request a review and approval of the proposed second phase.
B. EXISTING CONDITIONS:
Site development was begun in 1986, following Planning Commission approval
of a preliminary plat. Street rights -of -way were cleared, roadbeds prepared,
curbs constructed, and water and storm water drain lines were installed for the
Phase I development (at the streets shown on the plat as Whispering Pine and
Whispering Pine Trail) prior to work ceasing. Two fairways associated with the
golf course for the Lakeview Country Club were constructed. The boundary
street, Castle Valley Road is "chip seal' asphalt with "open ditches", which do not
meet current City street standards.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and Southwest Little Rock Untied for Progress were
notified of the public hearing.
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May 6, 2004
ITEM NO.: 1 Cont.) FILE NO.: S-643-B
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide design of streets conforming to the Master Street Plan. Construct
one-half street improvement to Castle Valley Road (to a collector standard)
including sidewalk. Construct Whispering Pine and Whispering Pine Trail to
residential street standard with sidewalk on one side of the street.
2. Plans of all work in the right-of-way shall be submitted for approval prior to
start of doing any work. Obtain barricade permit prior to doing any work in
the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick
Bergfield).
3. A grading permit in accordance with Section 29 (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. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code of ordinances. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpot) for additional information
regarding street light requirements.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available in the area. Developer shall be responsible to
verify all lots have proper service and easements are dedicated for all existing
sewer mains. Contact Little Rock Wastewater Utility at 688-1414 for
additional information.
Entergy: Approved as submitted.
Center -Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: Water mains have been installed but were cut and
plugged in 1987. They will have to be chlorinated again and pass sterilization
prior to being put back in service. Contact Central Arkansas Water at 992-2438
for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
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May 6, 2004
ITEM NO.: 1 Cont.) FILE NO.: S-643-B
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 15, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the proposed development indicating a preliminary plat was
approved for the site several years prior and was never final platted. Staff stated
the previous developer had constructed a portion of the required infrastructure
but final improvements were never completed.
Commissioner Adcock requested Mr. McGetrick verify the proposed subdivision
name. Mr. McGetrick stated he would contact Public Works staff to verify the
proposed street names and proposed subdivision name was available.
Staff discussed the indicated right-of-way for Castle Valley Road and the
proposed street design. Staff stated the indicated right-of-way would classify the
street as a collector street per the Master Street Plan. Staff stated the street was
indicated as a residential street on the Master Street Plan and would only require
a 50-foot right-of-way. Mr. McGetrick stated he had indicted a 60-foot right-of-
way because he felt the previous approval included a 60-foot roadway. Mr.
McGetrick stated he would verify the previous approval and indicate the roadway
accordingly.
Staff questioned the proposed storm water detention facility. Mr. McGetrick
stated the applicant was requesting off site detention. He stated the detention
facilities had been constructed in the golf course fairway during the previous
development. He stated the developer's desire was to maintain this as the
required detention.
Staff noted comments from various other reporting agencies. Staff suggested
the applicant contact them individually for additional information. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
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May 6, 2004
NO.: 1 (Cont.
H. ANALYSIS:
FILE NO.: 5-643-B
The applicant submitted a revised plan to staff addressing most of the issues
raised at the April 15, 2004 Subdivision Committee meeting. The applicant has
indicated the proposed subdivision name is available as well as the proposed
street names.
The applicant has indicated Castle Valley Road with a sixty -foot right-of-way and
36-foot of pavement width. The proposed roadway is more than adequate to
meet the Master Street Plan standard, which requires a fifty -foot right-of-way in
this area. The applicant will construct the roadway to a collector street standard
to allow for sufficient pavement widths to ensure ease in circulation. The
developer has also indicated required improvements to the east will also be
constructed in the same manner when preliminary platting is requested for this
area. The applicant has also indicated a 30-foot front building line on the lots
adjacent to Castle Valley Road; sufficient to .meet the minimum required front
building line per the Subdivision Ordinance.
The applicant has indicated off -site detention to be located in an existing basin
on the golf course fairway. This request will require a variance to allow the
detention to be located off -site. Staff is supportive of this request. The previous
approval included the required detention to be located in the indicated area and
was constructed as the golf course was being developed.
Per Section 31-94 "a preliminary plat approved by the Planning Commission
shall be effective and binding for two (2) years from the date of approval, or as
long as work is actively progressing, at the end of which time the final plat ...
must have been submitted .... Any plat not receiving final approval within the
period of time set forth herein shall be null and void, and the developer shall be
required to submit a new plat of the property for preliminary approval subject to
all zoning restrictions." Because the project was abandoned for an extended
period of time, submission of a new preliminary plat, conforming to the current
regulations, is required.
Staff is supportive of the proposed request. The proposed subdivision meets the
minimum requirements of the Subdivision Ordinance with regard to lot area size,
lot width and depth and proposed street design. The developer is requesting the
renewal of a previously approved preliminary plat to complete development of a
proposed but abandoned subdivision. As indicated a large majority of the
infrastructure was put in place previously and the developer is requesting to
continue the subdivision to allow the use of the installed water and sewer
connections. The applicant has indicated sidewalks will be constructed as a
part of final platting.
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May 6, 2004
ITEM NO.: 1 (Cont.
FILE NO.: S-643-B
To staffs knowledge there are no outstanding issues associated with the
proposed request. Staff feels if the proposed plat meets the intent of the
Subdivision Ordinance and the requested variance should have minimal to no
adverse impact on adjoining properties.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
Staff recommends approval of the requested variance to allow off -site detention.
PLANNING COMMISSION ACTION:
(MAY 6, 2004)
Mr. Pat McGetrick 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 conditions outlined in paragraphs D, E and F of
the above report.
There was no further discussion of the site. A motion was made to place the item for
inclusion in the Consent Agenda for approval. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
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