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HomeMy WebLinkAboutS-1520 Staff AnalysisMay 11, 2006 ITEM NO.: 5 FILE NO.: 5-1520 NAME: Royal Oaks Subdivision Preliminary Plat LOCATION: Located East of Chicot Road, West of Ponderosa Drive DEVELOPER: JSC Construction, LLC 29 Stoneledge Drive Maumelle, AR 72113 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.985 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 38 R-2, Single-family 15 — Geyer Springs West FT. NEW STREET: 1,832 LF VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The proposal includes the subdivision of 9.985 acres into thirty-six (36) single- family residential lots and two tracts designated as open space and detention. Access to the new lots is proposed by an extension of a new residential public street from Chicot Road to the east 1,193.9 feet connecting with Shady Grove Lane. The applicant is also proposing the removal of two residential lots from Perry Place Phase III to allow access to Ponderosa Drive. A total of 1,832 linear feet of new street is proposed, constructed to Master Street Plan standard. The proposal includes an average lot size of 65-feet by 140-feet or 0.21 acres and a minimum lot size of 60-feet by 130-feet or 0.18 acres. There are no waivers or variances being requested. May 11, 2006 SUBDIVISION ' ITEM NO.: 5 Cont. FILE NO.: S-1520 B. EXISTING CONDITIONS: New homes are being constructed to the east of the site in Perry Place Phase III and are in various states of completion. To the north of the site is a single-family subdivision and to the south of the site is a wooded track. The site itself is also heavily wooded and appears to be relatively fiat. Chicot Road is an unimproved roadway with open ditches for drainage and no sidewalk in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. The abutting property owners along with the Deer Meadow Neighborhood Association, the Legion Hut Neighborhood Association, the Yorkwood Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. All proposed streets are classified on the Master Street Plan as residential streets. A dedication of 50 feet of right-of-way will be required. 2. A 20 foot radial dedication of right-of-way is required at the proposed intersections. 3. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 4. With the site development, provide design of Chicot Road conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road including 5-foot sidewalk with the planned development. Construct street improvement to Royal Oaks Drive, Shady Grove Lane, and Ponderosa Drive including 5-foot sidewalks with the planned development. 5. 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. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. 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. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 2 May 11, 2006 SUBDIVISION ITEM NO.: 5 (Cont. L F. G FILE NO.: S-1520 10. Due to Royal Oak Drive shown to be straight with no curvature, traffic calming devices should be installed such as speed humps or lane narrowing medians. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Paint Ener : No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment. CATA: The site is not located on a CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. James Dreher was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were no waivers or variances being request. Staff stated a ten (10) foot no vehicular access easement would be required for proposed Lots 1 and 38. Staff also stated the indicated right of way was not adequate to meet the Current Master Street Plan requirement which could potentially reduce the proposed number of lots. Staff requested Mr. Dreher provide the names of owners abutting the proposed plat area, the zoning classification within and abutting the plat area and the source of title of the landowner. 3 May 11, 2006 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: S-1520 Public Works comments were addressed. Staff stated the proposed development would require construction to Chicot Road per the Master Street plan including widening and sidewalk construction. Staff stated the widening would include the length of the property and striping would be placed to signal the narrowing of the road where the improvements ended. Staff also stated traffic calming devices would be required along the proposed new street to slow traffic. Staff stated either speed humps or lane narrowing medians would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 April 20, 2006, Subdivision Committee meeting. The applicant has indicated the names of owners of abutting property, the zoning classification within and abutting the plat area and the source of title of the landowner. The total number of lots has been reduced to allow the required right-of-way dedication along Chicot Road. The applicant has also indicated the placement of sidewalks at the back of curb as requested at the Subdivision Committee meeting. The applicant has indicated traffic calming devices will be put in place along Royal Oaks Drive to assist in reducing the speeds of motorists. The proposal includes the subdivision of 9.985 acres into thirty-six (36) single-family residential lots and two tracts designated as open space and detention. Access is proposed to the new lots by a new public street extending from Chicot Road to the west 1,193.9 feet and connecting with Shady Grove Lane. The proposal also includes the removal of two residential lots from Perry Place Phase III to allow access to Ponderosa Drive. A total of 1,832 linear feet of new street is proposed, constructed to Master Street Plan standard. The average lot size proposed is 65-feet by 140-feet or 0.21 acres and the minimum lot size proposed is 60-feet by 130-feet or 0.18 acres. The indicated lot sizes are more than adequate to meet the minimum requirements of the Subdivision Ordinance for single-family development. A 25-foot platted building line has been indicated on the proposed preliminary plat along the new street. A 10-foot no right of vehicular access easement has been indicated on Lots 1 and 38 abutting Chicot Road as required by the Subdivision Ordinance for lots abutting a principal arterial. The proposed preliminary plat also indicates dedication of right-of-way sufficient to meet the CI May 11, 2006 SUBDIVISION ITEM NO.: 5 FILE NO.: S-1520 current Master Street Plan requirement for a principal arterial and note indicating the required street improvements will be completed to Chicot Road per the Master Street Plan at the time of final platting. Staff is supportive of the applicant's request. The proposed subdivision allows for the development of a single-family subdivision developed at 3.8 units per acre. The proposed subdivision appears to fully comply with the minimum standards of the City's Subdivision Ordinance. To staffs knowledge there are no outstanding issues associated with the request and the development of a single- family subdivision as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (MAY 11, 2006) 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 10 ayes, 0 noes and 1 absent. 5 ITEM NO.: 5 NAME: Royal Oaks Subdivision Preliminary Plat LOCATION: located West of Chicot Road, East of Ponderosa Drive Plannina Staff Comments: S-1520 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 April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Provide a 10-foot no vehicular access easement adjacent to Chicot Road for Lots 1 and 38. 3. Provide the names of recorded subdivisions abutting the proposed plat area indicated. 4. Provide the names of owners of all unplatted tracts abutting the plat area including names of owners of platted tracts in excess of 2 '/ acres. 5. Show names of owners for any landlocked parcels within or abutting the plat area. 6. Provide the zoning classification within the plat boundary and of abutting areas shown. Variance/Waivers: None requested. Public Works Conditions: 1. All proposed streets are classified on the Master Street Plan as residential streets. A dedication of 50 feet of right-of-way will be required. 2. A 20 foot radial dedication of right-of-way is required at the proposed intersections. 3. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 4. With the site development, provide design of Chicot Road conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road including 5-foot sidewalk with the planned development. Construct street improvement to Royal Oaks Drive, Shady Grove Lane, and Ponderosa Drive including 5-foot sidewalks with the planned development. 5. 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. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. 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 Item # 5 construction. I 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Due to Royal Oak Drive shown to be straight with no curvature, traffic calming devices should be installed such as speed humps or lane narrowing medians. Utilities and Fire DepartmentlCounty Planning: Wastewater: Sewer main extension required, with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: 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 water main extension will be required in order to provide service to 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: Place fire hydrants per code Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: No comment. Landscape: No comment. Contact the Little Rock Fire Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 5