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HomeMy WebLinkAboutS-1543 Staff AnalysisDecember 7, 2006 ITEM NO.: G FILE NO.: S-1 NAME: Mondari Estates Preliminary Plat LOCATION: Located on the South side of Denny Road, 0.75 miles East of Ferndale Cut-off DEVELOPER: Corliss Williamson Revocable Trust 23021 Denny Road Little Rock, AR 72223 FNr�INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 54 acres CURRENT ZONING NUMBER OF LOTS: 11 R-2' Single-family PLANNING DISTRICT: , 19 — Chenal CENSUS TRACT: 42.02 VARIANCESNVAIVERS REQUESTED: FT. NEW STREET: 1,800 LF 1. A variance to allow the development of lots with private streets. (Section 31-231) 2. A variance to allow an increased length of a minor residential street. 3. A waiver of the required street improvements to Denny Road. A. PROPOSAUREQUEST: The property is located on the south side of Denny Road approximately 0.75 miles East of the intersection with Ferndale Cut-off. The property is located outside the City limits but is within the City's Extraterritorial Planning Jurisdiction. The development isproposed as a gated community containing 11 single-family residential lots on 54 acres; the smallest lot will be 3.01 acres. The homes will be served by septic systems since there is not public sewer service available to the area. December 7, 2006 SUBDIVISION ITEM NO.: G Cont.) FILE NO.: S-1543 The request includes a variance for the development of lots with private street access and a variance for the length of a minor residential street. The gated entrance will be from Denny Road and will have a Knox -Box for emergency personnel. The cul-de-sac at the end of the street will be of adequate size for an emergency vehicle or trash truck to turn around. The request also includes a waiver of the street improvements along Denny Road. Currently, there are not any street improvements that have been completed on Kanis or Denny Roads west of the intersection of these two streets. The developer is agreeable to the dedication of the required right-of-way per the Master Street Plan. B. EXISTING CONDITIONS: The area is very rural in character. There is a single-family home and a large pond located along the northwestern portion of the site. Denny Road has not been constructed to Master Street Plan standard and presently has open ditches for drainage. Portions of the site are cleared and portions are heavily wooded. There is a creek/drainage ditch located near the northern portion of the site. To the east and west of the site are single-family homes located on large tracts of property. C. NEIGHBORHOO❑ COMMENTS: As.of this writing, staff has not received any comment from area property owners. -All abutting property owners were notified of the public hearing. There is not an active neighborhood association located near the proposed plat area. D. ENGINEERING COMMENTS: Public Works: 1. Existing pond must be moved out of the future right-of-way. 2. The proposed plan shows a bridge structure to cross the floodplain and lots in the floodplain to be developed. Contact Pulaski County Road and Bridge for floodplain requirements. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Denny Road including 5-foot sidewalks with the planned development. 5. Turn around must be provided for cars attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. Due to the width, the gated entrance does not appear to provide a sufficient turn- around for a single unit truck SU-30 turning radius. Provide and adequate 2 December 7, 2006 SUBDIVISION ITEM NO.: G (Cont. E. FILE NO.: S-1543 turnaround using turning vehicle templates. 6. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and minimum street width of 24 feet from back of curb to back of curb. 7. Provide detail for proposed creek crossing. 8. Provide hydraulic calculations for the proposed bridge structure. 9. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 10. The minimum finished floor elevation is required to be shown on plat and grading plans for lots located in the floodplain. 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide the means of the proposed wastewater collection and treatment with approval from the appropriate State or County agency. Entergy: Approved as submitted. Center -Point Enerpy: No comment received. 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. Water main extensions will be required in order to provide service to this property. Easements will be required for any water mains that are outside public rights of way. Fire hydrants outside public rights of way will be private and an annual charge will apply. 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 for additional information. Gates must maintain a 20-foot minimum gate access. 3 December 7, 2006 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1543 County Planning: 1 The proposed cul-de-sac length is longer than 900-feet. Revise or provide turn- around at 900-foot intervals. 2. Streets must be constructed per the City of Little Rock standards. Pulaski County will not inspect these private streets during construction and will not provide any maintenance for the private streets in the future. 3. Coordinate garbage pick-up with Pulaski County Sanitation Department. Generally, Pulaski County Sanitation does not pick up on private streets. Contact Sherman Smith at 340-6800 for additional details. 4. Submit a letter of coverage from the appropriate volunteer fire department. 5. Provide the means of water supply and of sewage disposal in the general notes section of the proposed preliminary plat. 6. Floodplain development permits will be required prior to construction. 7. Submit drainage plans prior to construction. 8. Submit a Bill of Assurance for the proposed subdivision. CATA: The site is not located on a dedicated CATA Bus Route. F. I SSUESITECHN ICAUDESI G N: Planning Division: No comment. Landscam No comment: G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide a 35-foot building line adjacent to Denny Road per the minimum requirements of the Subdivision Ordinance. Staff also requested the applicant provide the source of title of the landowner in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated they were not supportive of a waiver of the required street improvements to Denny Road. Staff stated if the development was proposed in phases, they would support a deferral of the improvements until a later phase. Staff also stated the indicated gate did not allow for stacking as required by ordinance. Staff stated the indicated street did not meet minimum ordinance standards of a minimum right-of-way width of 45-feet and a minimum paving of 24-feet. 0 December 7, 2006 SUBDIVISION ITEM NO.: G Cont. FILE NO.: 5-1543 Pulaski County Planning comments were addressed. Staff stated the maximum length of a cul-de-sac was 900-feet. Staff requested the plat be revised to allow for turn-arounds at 900-foot intervals. Staff stated the indicated development would require a detailed flood analysis to determine if the placement of the proposed bridge structure within the floodplain would adversely impact the flows of the area. There was a general discussion as to if the plat could continue without the approved study. Staff stated they would review what was submitted and determine if there was enough data available to continue without a detailed flood study and analysis. 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 site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The applicant has provided a 35-foot building line adjacent to Denny Road, indicated sufficient stacking for the proposed gated entrance and indicated the proposed street as a 50-foot access and utility easement. The proposal includes a variance to allow the development of lots with a private street. A new private street will be 1,800 linear feet in length. There is a variance request to allow an increased length of the private street constructed to minor residential street standard. The street will be constructed to a residential street standard per the City's Master Street Plan including 26-feet of pavement, curb and gutter. The request includes a variance to allow alternative pedestrian trails in -lieu of sidewalks within the proposed development. The Planning Commission may approve a request for the development of private streets and the increased length of the proposed minor residential street. The private streets are to be constructed to public street standard, The applicant's proposal meets the requirement with regard to street construction design. Staff noes not feel the increased length of the street will adversely impact the area since the street will serve a minimum number of lots (11 lots). The proposed plat does not address the County's concerns with regard to the detailed flood study. The applicant has indicated since the site is located within the City's Extraterritorial Planning Jurisdiction the development will comply with the City's rules governing development. The proposed plat indicates a note stating the development will fully comply with the City's Zoning Ordinance requirements for development within floodplain and floodway areas. The request includes a waiver of the required street improvements to Denny Road. Staff is not supportive of the waiver request. If the development is proposed in phases, staff is supportive of a deferral of the required street improvements until a later phase or for a specific time period. I October 26, 2006 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-1 2006, requesting the item be deferred to the December 7, 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 10 ayes, 0 noes and 1 absent. 2 December 7, 2006 SUBDIVISION ITEM NO.: G (Cont.)_ FlLE_N_O.: S-1543 Staff is supportive of the request. The proposal is to allow the creation of 11 single-family lots on this 54 acre tract. Ten of the proposed lots contain 3.01 acres and the remaining 23.8 acres is located in a single lot. Staff is also supportive of the requested variance to allow the development of lots with private streets and the variance to allow an increased length of a minor residential street. Staff is not supportive of the waiver request of the required street improvements to Denny Road. Staff feels the street construction should take place with the initial development or with a subsequent phase of development. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated October 11, 2006, requesting the item be deferred to the December 7, 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 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant was no longer requesting a waiver of the required street improvements to Denny Road and was now requesting a five year deferral or until the development of Phase II of the proposed subdivision, which ever occurred first. Staff stated they were supportive of the deferral request as proposed. Staff presented a recommendation of approval of the proposed preliminary plat subject to compliance with the comments and conditions as outlined in paragraphs D, E and F excluding the comments provided by Pulaski County concerning the proposed street construction. 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. N ITEM NO.: 4 S-1543 NAME: Mondari Estates Preliminary Plat LOCATION: located on the South side of Denny Road, 0.75 miles East of Ferndale Cut-off 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 October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. A 35-foot building line should be provided along Denny Road an arterial roadway classification per the Master Street Plan. 3. Provide the source of title in the general notes section of the proposed preliminary plat. Variance/Waivers: 1. A variance to allow the development of lots with private streets. (Section 31-231) Public Works Conditions: 1. Existing pond must be moved out of the future right-of-way. 2. The proposed plan shows a bridge structure to cross the floodplain and lots in the floodplain to be developed. Contact Pulaski County Road and Bridge for floodplain requirements. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Denny Road including 5-foot sidewalks with the planned development. 5. Turn around must be provided for cars attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. Due to the width, the gated entrance does not appear to provide a sufficient turn -around for a single unit truck SU-30 turning radius. Provide and adequate turnaround using turning vehicle templates. 6. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and minimum street width of 24 feet from back of curb to back of curb. 7. Provide detail for proposed creek crossing. 8. Provide hydraulic calculations for the proposed bridge structure. 9. Alteration of the water course will require approval from the Little Rock District of the Item # 4 US Army Corps of Engineers prior to start of work. 10. The minimum finished floor elevation is required to be shown on plat and grading plans for lots located in the floodplain. 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide the means of the proposed wastewater collection and treatment with approval from the appropriate State or County agency. Entergy: No comment received. Center -Paint Energy: No comment received. 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. Water main extensions will be required in order to provide service to this property. Easements will be required for any water mains that are outside public rights of way. Fire hydrants outside public rights of way will be private and an annual charge will apply. 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 for additional information. Gates must maintain a 20-foot minimum gate access. County Planning. 1. The proposed cul-de-sac length is longer than 900-feet. Revise or provide turn- around at 900-foot intervals. 2. Streets must be constructed per the City of Little Rock standards. Pulaski County will not inspect these private streets during construction and will not provide any maintenance for the private streets in the future. 3. Coordinate garbage pick-up with Pulaski County Sanitation Department. Generally, Pulaski County Sanitation does not pick up on private streets. Contact Sherman Smith at 340-6800 for additional details. 4. Submit a letter of coverage from the appropriate volunteer fire department. 5. Provide the means of water supply and of sewage disposal in the general notes section of the proposed preliminary plat. 6. Floodplain development permits will be required prior to construction. 7. Submit drainage plans prior to construction. Item # 4 8. Submit a Bill of Assurance for the proposed subdivision. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. 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, October 11, 2006. Item # 4 1?X City of Little Rock Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 DATE: September 18, 2006 ❑ ENTERGY (2) ❑ ARKLA ❑ Southwestern Bell Telephone (2) ❑ Central Arkansas Water ❑ Little Rock Wastewater ❑ Pulaski County Planning ❑ Little Rock Fire Department ❑ Public Works: Engineering, Traffic (2) Planning Zoning and Subdivision NAME: Mondari Estates Preliminary Plat TYPE OF ISSUE: Preliminary Plat — Single-family FILE NUMBER: S-1543 LOCATION: South side of Denny 0.75 miles East of Ferndale Cut-off ❑ Parks and Recreation Department ❑ Planning and Development — Site Plan Review ❑ Planning and Development Graphics ❑ CATA TO WHO IT MAY CONCERN: On October 26L2006 the Little Rock Planning Commission will consider the above referenced issue. NOTE: The Interdepartmental Meeting at which this issue will be discussed will be held on Senteniber 29, 2006. NOTE: The Subdivision Committee Meeting at which this issue will be discussed will be held on October 5, 2006. A copy of the plan for the referenced issue is enclosed for your consideration, and your comments and/or recommendations will be appreciated. Sincerely, Dun James, AICP Subdivision Administrator (Please respond below and return this letter with your comments for our records.) Approved as Submitted. PLEASE RETURN COMMENTS BY October 2, 2006. Easement (s) required (See attached plat or description.) *To all utilities: If an easement is requested which is in excess of 10 feet in width, provide justification for the easement or the request will not be included in the Planning Commission agenda. Comments: By: Enclosure