HomeMy WebLinkAboutS-1531 Staff AnalysisITEM NO.: 4,
NAME: Whispering Ridge Subdivision Preliminary Plat
LOCATION: located South of Alexander Road, West of Vimy Ridge Road
S-1531
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 July 19, 2006. The Office of Planning and
Development must receive the proof of notice no later than July 28, 2006.
2. Verify the legal description.
3. Provide the names of owners of all unplatted tracts abutting the plat area.
4. Provide the proposed variances in the general notes section of the proposed
preliminary plat.
Variance/Waivers:
1. A variance to allow reduced lot depths.
2. A variance to allow reduced lot area.
3. A variance to allow a reduced rear yard setback (20-feet).
Public Works Conditions:
1. Alexander Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvements to Alexander Road
including 5-foot sidewalk with the planned development.
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.
5. 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.
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. 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
Item # 4
Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
8. East and west cannot be used in street names because the proposed streets do
not cross Main Street. Ridge Court, Rose Drive, Rose Court, and Ronald Court
cannot be used since they are already in use. For further assistance on street
names, please contact David Hatchcock at 371-4808.
9. Street curves should be superelevated per AASHTO standards (Exhibit 3-41).
Contact Traffic Engineering, Travis Herbner, at 379-1805.
10. Intersection of Roger Drive and West Roger Loop must be redesigned to a 90
degree intersection or install a round a bout.
11. Tangents between curves on Rose Drive do not meet Master Street Plan.
Contact Traffic Engineering, Travis Herbner, at 379-1805.
12. Roger Drive should be redesigned to 36 foot wide collector street standard with
sidewalks on both sides. Include a 100 foot roadway width taper from
intersection with median of East Roger Loop and West Roger Loop.
13. East Roger Loop curve (C103) does not meet Master Street Plan standards.
Curvature should be increased similar to the West Roger Loop.
14. Sidewalks with appropriate handicap ramps on East Roger Loop and West Roger
Loop are required in accordance with Section 31-175 of the Little Rock Code and
the Master Street Plan.
15. A striping plan should be submitted to Traffic Engineering for approval prior to
beginning construction.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy:
Center -Point Energy:
SBC:
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. An existing waterline easement recorded as
instrument 90-29469 in the Pulaski County Court House should be reflected on this plat.
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.
Contact Central Arkansas Water at 377-1225 for additional information.
Fire Department: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Plannina Division: No comment.
Item # 4
Landscape- No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, July 19, 2006.
Item # 4
October 26, 2006
ITEM NO.: C
NAME: Whispering Ridge Subdivision Preliminary Plat
LOCATION: Located South of Alexander Road, West of Vimy Ridge Road
DEVELOPER:
Paul Evans
1805 South Woodrow
Little Rock, AR 72206
ENGINEER:
ETC Engineers
1510 South Broadway
Little Rock, AR 72202
AREA: 29 acres
CURRENT ZONING
PLANNING DISTRICT
CENSUS TRACT:
NUMBER OF LOTS: 114
R-2, Single-family
16 — Otter Creek
41.04
VARIANCESIWAIVERS REQUESTED:
FILE NO.:
FT, NEW STREET: 5,970 LF
1. A variance to allow a 25-foot front building line adjacent to a collector street.
2. A variance to allow a 20-foot rear yard set back for all the proposed lots.
A. PROPOSAL:
531
The applicant is proposing the subdivision of 29 acres into 104 single-family lots
resulting in a density of 3.5 units per acre. The development is proposed with an
average lot size of 7,500 square feet and a minimum lot size of 7,000 square feet.
5,920 linear feet of new public street is proposed with the new subdivision.
Variances are being requested to allow a 25-foot front building line adjacent to a
collector street and reduced rear yard setbacks (20-feet).
October 26, 2006
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: S-1531
B. EXISTING CONDITIONS:
The site was cleared of trees a few years ago with signs of undergrowth returning.
There is an industrial business located to the east of the site and single-family homes
located to the north and west. A large tract of vacant 1-2 zoned property is located to
the north. Southeast of the site is a new single-family subdivision currently under
construction with the infrastructure (water, sewer and streets) being installed.
Alexander Road is a two lane unimproved road with no sidewalks in place and open
ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Alexander Road Neighborhood Association, Southwest Little Rock
United for Progress, the Quail Run Neighborhood Association, and all abutting
property owners were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Alexander Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvements to Alexander Road
including 5-foot sidewalk with the planned development.
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.
5. 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.
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. 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) 379-1817 (Derrick Bergfield).
8. East and west cannot be used in street names because the proposed streets do
not cross Main Street. Ridge Court, Rose Drive, Rose Court, and Ronald Court
2
October 26, 2006
SUBDIVISION
ITEM NO.: C (C
C
FILE NO.: S-1531
cannot be used since they are already in use. For further assistance on street
names, please contact David Hatchcock at 371-4808.
9. Street curves should be superelevated per AASHTO standards (Exhibit 3-41).
Contact Traffic Engineering, Travis Herbner, at 379-1805.
10. Intersection of Roger Drive and West Roger Loop must be redesigned to a
90 degree intersection or install a round a bout.
11. Tangents between curves on Rose Drive do not meet Master Street Plan.
Contact Traffic Engineering, Travis Herbner, at 379-1805.
12. Roger Drive should be redesigned to 36 foot wide collector street standard with
sidewalks on both sides. Include a 100 foot roadway width taper from
intersection with median of East Roger Loop and West Roger Loop.
13. East Roger Loop curve (C103) does not meet Master Street Plan standards.
Curvature should be increased similar to the West Roger Loop.
14. Sidewalks with appropriate handicap ramps on East Roger Loop and West
Roger Loop are required in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
15. A striping plan should be submitted to Traffic Engineering for approval prior to
beginning construction.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little Rock
Wastewater Utilityaf-688=1414-for additional information.
Entergy: No comment received.
Center -Point Ener : No comment received.
AT & T: If turn lane or entrance on Alexander Road requires relocation of AT & T
facilities then charges would apply and would be the responsibility of the
owner/developer.
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. An existing waterline easement recorded
as instrument 90-29469 in the Pulaski County Court House should be reflected on this
plat. 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. Contact Central Arkansas Water at 377-1225 for additional information.
Fire Department: Install fire hydrants per code
Department at 918-3700 for additional information.
County Planning: No comment.
Contact the Little Rock Fire
3
October 26, 2006
SUBDIVISION
ITEM NO.: C (Cont_)_ FILE NO.: S-1531
F
G.
H
CATA: The site is not located on a dedicated CATA Bus Route.
ISSUES/TECHNICAL/DESIGN-
-
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(July 13, 2006)
The applicant was present representing the request. Staff presented the item stating
there were outstanding technical issues associated with the request. Staff requested
the applicant verify the legal description, provide the proposed variances in the general
notes section of the site plan and provide the names of owners of unplatted tracts
abutting the plat area.
Public Works comments were addressed. Staff stated some of the indicated street
names could not be used because they were currently being used in other parts of the
City. Staff also stated the intersections of several streets did not comply with
ordinance standards. Staff requested Roger Drive be redesigned and constructed to a
36-foot collector street. Staff stated East Roger Loop did not meet the Master Street
Plan standard for curvature.
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.
ANAI YR14
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant
has revised the plat to address staff's concerns related to the proposed street names,
corrected the legal description and provided the variances requested in the general
notes section of the proposed plat. The applicant has indicated a minimum lot width of
70-feet and a minimum lot depth of 100-feet to allow for a minimum lot area of
7,000 square feet. The average lot size proposed is 7,500 square feet.
The plat indicates a 25-foot front building line adjacent to Whispering Ridge Drive, a
proposed collector street. The ordinance typically requires the placement of a 30-foot
building line adjacent to a collector street. Staff is supportive of this variance request.
Lots 1 — 11 are indicated as reverse frontage lots with access proposed from an
internal residential street and a 10-foot no right of vehicle access located on the rear of
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October 26, 2006
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: S-1531
the lots along Alexander Road. The Subdivision Ordinance allows for reverse frontage
lots along arterial roadway classifications to limit the number of curb cuts and facilitate
traffic movements in the area. The proposed plat indicates the placement of a 20-foot
building line adjacent to Alexander Road, the rear yard of the proposed lots.
Alexander Road is classified on the Master Street Plan as a minor arterial which
typically requires the placement of a 35-foot building line. Staff is supportive of this
variance request.
The remaining lots within the subdivision are proposed with 20-foot rear yard setbacks
and 8-foot side yard setbacks. The ordinance typically requires the placement of a
25-foot rear yard setback and a side yard setback equal to ten percent of the lot width
not to exceed 8-feet. The indicated side yard setback is adequate to meet the typical
minimum ordinance standard. The rear yard setback will require a variance. Staff is
supportive of the requested variance to allow a reduced rear yard setback.
The proposed preliminary plat does not indicate the placement of fencing along
Alexander Road. In most cases residences prefer to place fencing along the property
line to screen their homes from view of the adjacent roadway. The ordinance typically
allows for the placement of a 4-foot fence within the required building setback. Staff
feels most residences will prefer the placement of a six foot fence in this area. Staff is
supportive of the allowance of a six foot privacy fence on the property line adjacent to
Alexander Road if the property owners desire to place a fence in this area.
Staff is supportive of the proposed preliminary plat and the indicated variances. The
applicant has indicated the variances are being sought to allow for minimal yard area
and the construction of larger homes on the proposed lots. The recent development
pattern within the City has been patio home subdivisions with similar setbacks as
proposed by the developer. In staff's opinion the development of the subdivision
should have minimal impact on the area. To staff's knowledge there are no
outstanding issues associated with the request.
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 above agenda staff report.
Staff recommends approval of the variance request to allow a reduced building
setback for Lots 1 — 11.
Staff recommends approval of the requested variance to allow a reduced rear yard
setback for the proposed lots within the subdivision.
Staff recommends approval of the requested variance to allow a 25-foot front building
line adjacent to Whispering Ridge Drive, a collector street.
5
October 26, 2006
SUBDIVISION
ITEM NO.: C(Cont.)
FILE NO.: S-1531
Staff recommends approval of allowing the placement of a six foot privacy fence within
the building setback adjacent to Alexander Road.
PLANNING COMMISSION ACTION:
(August 3, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item stating the applicant had submitted a request dated
July 20, 2006, requesting the item be deferred to the September 14, 2006, public hearing.
Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for placement of
the item on the Consent Agenda for Deferral. The motion carried by a vote of 8 ayes, 0 noes,
2 absent and 1 recusal (Commissioner Mizan Rahman).
PLANNING COMMISSION ACTION:
(September 14, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item stating the applicant had failed to properly notify the
abutting property owners as required by the Commission's By-laws. Staff presented a
recommendation of deferral to the October 26, 2006, public hearing.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff removing most of the variance
requests. The applicant is now seeking a variance to allow a reduced rear yard setback of
20-feet for Lots 12 — 104 as the only variance being requested.
The proposed plat indicates the subdivision of this 29.5 acre site with 104 single-family
residential lots. The lots will be developed with an average lot size of 7,500 square feet and
a minimum lot size of 7,000 square feet. The lots are proposed with a 25-foot front building
line adjacent to the residential streets and a 30-foot building line adjacent to Whispering
Ridge Drive, a collector street. A 35-foot building line has been indicated along Alexander
Road along with a 10-foot restrictive access easement. Section 31-257, double frontage lots,
states along arterial streets in proposed subdivisions where it is desirable to limit curb cut
access, building lines shall be established on both frontages of double frontage lots. Along
Ce
October 26, 2006
SUBDIVISION
ITEM NO.: C [Cont.
FILE NO.- 5-1531
the line of lots abutting such traffic artery, a restricted access easement of at least ten feet,
across which there shall be no right of vehicular access permitted, shall be provided.
The proposed plat indicates the placement of side yard setbacks consistent with the zoning
ordinance or a minimum of ten percent of the lot width not to exceed eight feet. As stated a
variance is being requested to allow the placement of a reduced rear yard setback. The
proposed plat indicates the placement of a 20-foot rear yard setback. The ordinance typically
requires the placement of a 25-foot rear yard setback for Lots 12 - 104. Staff is supportive of
this variance request. According to the applicant the reduced rear yard setback allows for
more options for the placement of homes on the proposed lots and allow for the construction
of larger homes than would typically be allowed.
The plat has been indicated with the development of 3.5 units per acre, consistent with
single-family development under the City's Future Land Use classification which allows up to
five units per acre. In staff's opinion the development will have limited impact on the area
since the Commission recently approved two separate single-family subdivisions in this area
with similar lot sizes and the proposed subdivision is consistent with the development pattern
which is being established in the area. To staffs knowledge there are no outstanding issues
associated with the proposed request.
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.
Staff recommends approval of the requested variance to allow a reduced rear yard setback
for Lots 12 — 104 of the Whispering Ridge Subdivision.
PLANNING COMMISSION ACTION- (OCTOBER 26, 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. Staff stated the variance request to allow a reduced rear yard setback
had been removed from the application request. Staff stated the proposed subdivision now
appeared to fully comply with the minimum ordinance standards.
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.
7