HomeMy WebLinkAboutS-1544 Staff AnalysisOctober 26, 2006 1 1
ITEM NO.: 5
NAME: Ventana Ridge Preliminary Plat
LOCATION: Located on Lawson Road West of David O Dodd
DEVELOPER:
Emprise, LLC
1 Sunset Lake Drive
Little Rock, AR 72210
ENGINEER:
Civil Design, Inc.
15104 Cantrell Road
Little Rock, AR 72223
AREA: 212 acres
CURRENT ZONING
FILE NO.:
NUMBER OF LOTS: 161 & 2 Tracts FT. NEW STREET: 17,700 LF
PLANNING DISTRICT
CENSUS TRACT
R-2, Single-family
21 — Burlingame Valley
42.02
VARIANCESMAIVERS REQUESTED: None requested.
A. PROPOSAUREQUEST:
The proposal includes the subdivision of 212 acres into 161 single-family lots
with an average lot size of one acre. A minimum lot size of 0.3 acres is
proposed. An area along Lawson Road has been indicated in two tracts (Tract 1,
2.9 acres and Tract 2, 5.9 acres) on the proposed plat for future commercial
development. The development is proposed in three phases. Lots 1 — 131 are
proposed in the first phase and Lots 132 — 161 are proposed in the second
phase. The third phase has been identified on the proposed plat without a
development plan. According to the applicant, once development plans are
secured, a revised preliminary plat will be sought for approval of the proposed lot
configuration. A total of 17,700 linear feet of new public street is being proposed,
constructed to Master Street Plan standard.
October 26, 2006
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO_: S-1544
B. EXISTING CONDITIONS:
The site is located south of Lawson Road outside the City limits but within the
City's Extraterritorial Planning Jurisdiction. There are single-family homes
located in the area along Lawson Road. McHenry Creek is located along the
plat's northern boundary. The site is located adjacent to the City limits along the
southeastern portion of the proposed plat area. The Plantation Acres subdivision
is located along the southwestern portion of the proposed plat area. The site is
wooded with varying degrees of topography.
C. NEIGHBORHOOD COMMENTS
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners, the Crystal Valley Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
Puhlic Works-
1. Lawson 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. Street centerline horizontal and vertical alignments must meet the Master
Street Plan standards. The maximum centerline grade for collector streets
is 12%, the maximum centerline grade for residential streets is 15%, and the
maximum centerline grade for minor residential streets is 16%. Provide
detailed cross sections of proposed streets or a certification prepared by a
professional engineer that all streets will be constructed to meet the Master
Street Plan standards.
3. Provide entire subdivision on a single sheet of paper with a vicinity map
included.
4. Submit a letter certified by a Professional Engineer registered in the State of
Arkansas stating that the driveway provides the required sight distance for
drivers for all intersections. Analysis must be done in accordance with the
2004 Edition of the AASHTO Green Book. Avoid planting trees or shrubs in
line of sight that may cause sight obstruction.
5. Plan sheets need to be printed off to scale.
6. 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.
7. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
8. Provide vicinity map.
2
October 26, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.
E
FILE NO.: S-1544
9. Desert Cove and Arizona Drive must intersect perpendicular to Ventana
Ridge.
10. Streets must be constructed to the Master Street Plan standards.
11. Add a cul-de-sac or turn around at the end of Grande Ridge Drive, Ventana
Ridge Road, and Bluff Cove.
12. If property is annexed into the City of Little Rock, 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. A
variance must be obtained to advance grade or harvest timber on lots prior
to final plats and to advance grade or harvest timber on future phases.
13. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
14. 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.
15. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvements to Lawson Road
including 5-foot sidewalks with the planned development.
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 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. Water main extensions will be
required. It may be necessary to serve this project off two pressure systems.
Hydraulic studies may influence phasing of project. 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.
3
October 26, 2006
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1544
County Planning:
1. Submit petition for annexation to Pulaski County Court prior to October 26, 2006.
2. Submit preliminary street profiles and cross sections to Pulaski County Planning
and Development prior to construction.
3. Submit storm water drainage plans to Pulaski County Planning and Development
prior to construction.
4. Submit a Bill of Assurance for the subdivision.
5. Submit letter of coverage from the appropriate volunteer fire department.
6. Submit means of water supply and sewage disposal in the general notes section
of the proposed preliminary plat.
7. Submit an improved entrance design to accommodate the traffic on Lawson
Road.
8. The streets are proposed for public dedication. Pulaski County will inspect these
streets during construction for conformance to Pulaski County standards. The
streets must meet the standards of Pulaski County or better.
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: (October 5, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were outstanding issues
associated with the request. Staff requested the applicant indicate the source of
title in the general notes section of the proposed preliminary plat and indicate the
proposed front building line for the proposed lots.
Staff stated the site was located outside the City limits of Little Rock and
questioned the proposed wastewater collection and treatment system. Mr.
James Dreher stated the applicants were proposing annexation to receive City
sewer service. Mr. Dreher stated his office had made contact with Little Rock
Wastewater Utility and they would be allowed access to an existing force main
located to the east of the site.
Public Works comments were addressed. Staff stated if the site were annexed to
the City, the City's Land Alteration Ordinance would apply to future development.
Staff also stated the centerline horizontal and vertical alignments must meet the
Master Street Plan standards with a maximum centerline grade for a collector
112
October 26, 2006
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FILE NO.: S-1544
street of 12 percent and a residential street of 15 percent. County Planning staff
stated if the site were not annexed to the City the maximum grade on all streets
would be 12 percent regardless of street classification.
Pulaski County Planning comments were addressed. Staff stated a petition for
annexation should be submitted to the Pulaski County Court prior to October 26,
2006. Staff also stated the entrance to the subdivision was located within a
regulated floodway of the McHenry Creek. Staff stated permits and approvals
would be required prior to construction. Staff also requested the applicant
provide improvements to the entrance design to accommodate the traffic on
Lawson Road.
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 indicated the source of title and the proposed building line on the preliminary
plat. The applicant has also indicated all streets will be constructed to Master
Street Plan standard for each individual street classification including curb, gutter
and sidewalk. According to the applicant annexation will be sought from the City
of Little Rock to receive sanitary sewer for the proposed development.
The proposal includes the subdivision of 212 acres into 161 single-family lots
with an average lot size of one acre, a minimum lot size of 0.3 acres and a
proposed density of 1.3 lots per acre. The plat indicates an area along Lawson
Road in two tracts (Tract 1, 2.9 acres and Tract 2, 5.9 acres) indicated for future
commercial development.
The development is proposed in three phases. Lots 1 — 131 are proposed in the
first phase and Lots 132 — 161 are proposed in the second phase. The third
phase has been identified on the proposed plat without a development plan.
According to the applicant, once development plans are secured, a revised
preliminary plat will be sought for approval of the proposed lot configuration.
A total of 17,700 linear feet of new public street is proposed. Ventana Ridge
Drive has been indicated as a collector street and is proposed to provide
connection to Crystal Valley Road through future developments. According to
the applicant, all streets will be constructed with curb, gutter and sidewalk as
required per the Master Street Plan.
The site is located outside the City limits but within the City's Extraterritorial
Planning Jurisdiction. The site is located contiguous to the City limits and,
according to the applicant annexation will be sought to receive City sewer
service. Staff is supportive of the proposed plat only if the annexation request is
5
October 26, 2006
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: S-1544
approved. Staff recommends if the area is not annexed into the City limits, the
plat shall be void. In addition, although staff is supportive of the proposed plat,
this should not be interpreted as support for the proposed annexation. Staff will
review the merits of the annexation request at the time an application is filed to
determine if all City services can be provided to the area in a cost efficient
manner without disruption to areas currently within the City limits.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to approval of a future
annexation request and subject to compliance with the comments and conditions
as outlined in paragraphs D, E and F of the agenda staff report.
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 approval of a future annexation request and 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.
101
ITEM NO.: 5
NAME: Ventana Ridge Preliminary Plat
LOCATION: located on Lawson Road West of David O Dodd
S-1544
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. Dimension the street widths on the proposed preliminary plat.
3. Provide the source of title in the general notes section of the proposed preliminary
plat.
4. Provide the front building setback on the proposed preliminary plat.
5. The plat indicates the placement of "commercial lots" along the Lawson Road.
6. The site is located outside the City limits. Provide details of the proposed means of
wastewater disposal.
Variance/Waivers: None requested.
Public Works Conditions:
1. Lawson 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. Street centerline horizontal and vertical alignments must meet the Master Street
Plan standards. The maximum centerline grade for collector streets is 12%, the
maximum centerline grade for residential streets is 15%, and the maximum
centerline grade for minor residential streets is 16%. Provide detailed cross
sections of proposed streets or a certification prepared by a professional
engineer that all streets will be constructed to meet the Master Street Plan
standards.
3. Provide entire subdivision on a single sheet of paper with a vicinity map included.
4. Submit a letter certified by a Professional Engineer registered in the State of
Arkansas stating that the driveway provides the required sight distance for
drivers for all intersections. Analysis must be done in accordance with the 2004
Edition of the AASHTO Green Book. Avoid planting trees or shrubs in line of
sight that may cause sight obstruction.
5. Plan sheets need to be printed off to scale.
6. 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.
7. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
8. Provide vicinity map.
Item # 5
9. Desert Cove and Arizona Drive must intersect perpendicular to Ventana Ridge.
10. Streets must be constructed to the Master Street Plan standards.
11.Add a cul-de-sac or turn around at the end of Grande Ridge Drive, Ventana
Ridge Road, and Bluff Cove.
12. If property is annexed into the City of Little Rock, 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. A variance must be
obtained to advance grade or harvest timber on lots prior to final plats and to
advance grade or harvest timber on future phases.
13. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
14. 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.
15. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvements to Lawson Road including 5-foot
sidewalks with the planned development.
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-Point_E_nergy: 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. Water main extensions will be required. It
may be necessary to serve this project off two pressure systems. Hydraulic studies may
influence phasing of project. 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 ❑eoartment: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning:
1. Submit petition for annexation to Pulaski County Court prior to October 26, 2006.
2. Submit preliminary street profiles and cross sections to Pulaski County Planning and
Development prior to construction.
3. Submit storm water drainage plans to Pulaski County Planning and Development
prior to construction.
4. Submit a Bill of Assurance for the subdivision.
5. Submit letter of coverage from the appropriate volunteer fire department.
Item # 5
6. Submit means of water supply and sewage disposal in the general notes section of
the proposed preliminary plat.
7. Submit an improved entrance design to accommodate the traffic on Lawson Road.
8. The streets are proposed for public dedication. Pulaski County will inspect these
streets during construction for conformance to Pulaski County standards. The
streets must meet the standards of Pulaski County or better.
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 # 5