HomeMy WebLinkAboutS-1544-A Staff AnalysisITEM NO.: 1.
NAME: Ventana Ridge Revised Preliminary Plat
S-1544-A
LOCATION: located on the South side of Lawson Road, approximately 1 mile West of
the David O Dodd Intersection
Planning Staff Comments:
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notices must be mailed no later than July 23, 2008. The Office of
Planning and Development must receive the proof of notice no later than August 1,
2008.
2. Provide the zoning classification in the general notes section of the plat area and of
abutting areas shown.
3. Are variances being requested to allow increased street grades developed to County
standard as opposed to the City Master Street Plan standard? If so identify the
variances being requested. (Street classification General Note 1?)
VarianceA[Vaiyers: (Street grades)
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%. Ventana Ridge Drive (future
collector) should have superelevated curves per AASHTO standards and be
constructed per the Master Street Plan standards for a local -residential street with
open ditches. This type street has a 68 foot wide right-of-way; 24 feet of pavement;
and 6 foot paved shoulders. Contact Bill Henry of Traffic Engineering at 379-1816
for additional information.
3. Submit a letter certified by a Professional Engineer registered in the State of
Arkansas stating that all streets will provide the required intersection sight distance.
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.
4. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
5. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
6. The residential streets must be constructed per the Pulaski County street standards.
Item # 1.
7. 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.
8. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
9. 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.
10. With site development, provide the 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. Lawson Road should be constructed with
the back of curb placed 29.5 feet from centerline and the back of the sidewalk
placed on the property line.
11. Floodplain exists in the proposed subdivision. Contact Pulaski County Planning
Department for requirements pertaining to construction in the floodplain.
Utilities and Fire Department/County Planning:
Wastewater: The site is located outside the current service boundary of the City of
Little Rock. Provide the means of wastewater disposal and a certification from the
appropriate agency concerning the proposed method of treatment.
Entergy: No comment received.
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.
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: Install and place fire hydrants per code. Contact the Little Rock
Fire Department for additional information.
County Planning: The plat will also be review by the Pulaski County Planning Board.
1. Show abutting property owners.
2. Place note on the plat and in the Bill of Assurance describing the purpose of Tract 1,
Phase 1.
3. Provide drainage plan (showing drainage on and off the property) and provide a
street plan and centerline profile.
4. Change the street name for West Ridge Road as it conflicts with an existing county
road.
5. Provide a note in the BOA limiting access on lot 13, Phase 1.
6. Provide proof of fire protection.
Item # 1.
7. Label lots 13, 14, and 15 on Phase 1, Plate 1.
8. Show floodway, put notes and place the correct minimum floor elevation information
on the plat.
9. Show Plate 2 on the vicinity map.
10. Build and dedicate Ventana Ridge flush with the south property line.
Show contour index.
11.Verify site distance at all intersections.
12. Show details and provide No Adverse Impact on development in the floodway.
13.Maximum grade on a collector (Ventana Ridge) is 15%.
14. Radius on the collector is short of the 300' required.
15. Correct the spelling of the surveyor's name in the plat notes.
16. The pond should be removed from the public R-O-W (lot 10).
17. Place note on the plat and in the BOA limiting access to one street per lot.
18.This project as designed is a health, safety and welfare issue because its only
means of ingress and egress crosses a floodway.
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/plan (to include
the additional information as noted above) to staff on Wednesday, July 23, 2008.
Item # 1.
r,
CIVIL DESIGN • INCORPORATED
16623 CANTRELL RD., STE. 2C
July 23, 2008
Ms. Donna James
Little Rock Department of Planning and Development
723 W. Markham Street
Little Rock, Arkansas 72201
Re: Ventana Ridge Estates Subdivision
Dear Donna:
LITTLE ROCK, ARKANSAS
72223
Enclosed herewith are four (4) copies of the revised preliminary plat for the above referenced
project. Also enclosed is a copy of the revised bill of assurance for the proposed
development. Following are our responses to the comments received at the subdivision
committee meeting held on July 17, 2008.
Planning Staff Comments:
Item 1-- Completed, transmitted under separate cover.
Item 2 — The current and proposed zoning of the property is R-2. Plat revised to include
proper labeling.
Item 3 — Project is proposed to be built to County standards, therefore we would like to
request a variance for the maximum grade for a collector street to be 15% instead of the
current 12% allowed by ordinance. Purposes of change it to match the requirements for
maximum grade of a collector to the standards set forth by Pulaski County.
Public Works Conditions:
Item 1— Acknowledged, so noted on plat.
Item 2 — Acknowledged, so noted on plat.
Item 3 — Acknowledged, letter sent to Public Works with a copy to Planning under separate
cover.
Item 4 — Item was rescinded by Public Works at the committee meeting due to project not
being annexed.
Item 5 — Item was rescinded by Public Works at the committee meeting due to project not
being annexed.
Item 6 —Acknowledged.
Item 7 - Item was rescinded by Public Works at the committee meeting due to project not
being annexed.
Item 8 - Item was rescinded by Public Works at the committee meeting due to project not
being annexed.
Item 9 — Acknowledged
Item 10 —Acknowledged
Item I I —Acknowledged
Wastewater: Sewer disposal will be by individual permit. Since all lots are 3 acres or larger,
no pre -approval of sewer permits is required by the Arkansas Department of Health.
Central Arkansas Water- Acknowledged
■ ENGINEERING & SURVEYING SERVICES — TEL (501) 868-7717 • FAX (501) 868-5099
October 30, 2008
ITEM NO.: A FILE NO.: S-1544-A
NAME: Ventana Ridge Revised Preliminary Plat
LOCATION: Located on the South side of Lawson Road, approximately 1 mile
West of the David O Dodd Intersection
DEVELOPER:
Emprise, LLC
1 Sunset Lake Drive
Little Rock, AR 72210
FNGINFFR-
Civil Design, Inc.
16623 Cantrell Road, Suite 2C
Little Rock, AR 72223
AREA: 212 acres NUMBER OF LOTS: 44
CURRENT ZONING
PLANNING DISTRICT
CENSUS TRACT:
R-2, Single-family
FT. NEW STREET: 10,657 LF
21 — Burlingame Valley
42.02
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Master Street Plan to allow the construction of the
proposed Collector Street to County Collector Street standard which includes
the allowance of a variance for a maximum road grade for a collector street to
15 percent in -lieu of the 12 percent allowed by the City's Master Street Plan,
BACKGROUND:
On October 26, 2006, the Little Rock Planning Commission approved a
preliminary plat to develop this 212 acres into 161 single-family lots with an
average lot size of one acre and a minimum lot size of 0.3 acres. An area along
Lawson Road was indicated in two tracts (Tract 1, 2.9 acres and Tract 2, 5.9
acres) for future development. The development was proposed in three phases;
Lots 1 — 131 in the first phase, Lots 132 — 161 in the second phase and the third
phase was identified on the proposed plat without a development plan.
According to the applicant, once development plans were secured, a revised
preliminary plat would be sought for approval for the proposed lot configuration_
A total of 17,700 linear feet of new public street was proposed, constructed to
Master Street Plan standard. The applicant proposed annexation to the City of
October 30, 2008
SUBDIVISION
ITEM NO.: A
FILE NO.: S-1544-A
Little Rock to receive sanitary sewer service. The annexation has not been
approved and the applicant's property remains in Pulaski County.
A. PROPOSAL/REQUEST:
The applicant is now proposing to subdivide this 212 acre tract of
residentially zoned property into forty-four (44) estate style residential lots.
The subdivision is proposed in four (4) phases. The lots will be developed
utilizing Central Arkansas Water and individual disposal permits by each
of the lot owners. All the lots are indicated in excess of three acres, which
exempts them from pre -approval perk testing by the Health Department.
The streets will be developed utilizing County Master Road Plan
standards, which will allow Ventana Ridge Drive to develop without curb,
gutter and sidewalk and utilizing open ditches for drainage. The
subdivision is proposed with plattad building lines per the typical ordinance
standards.
B. EXISTING CONDITION
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 not received any comment from area property
owners. All abutting property owners of the site along with Southwest
United for Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
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%. Ventana Ridge Drive (future collector) should have
E
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-1544-A
superelevated curves per AASHTO standards and be constructed per
the Master Street Plan standards for a local -residential street with open
ditches. This type street has a 68 foot wide right-of-way; 24 feet of
pavement; and 6 foot paved shoulders. Contact Bill Henry of Traffic
Engineering at 379-1816 for additional information.
3. Submit a letter certified by a Professional Engineer registered in the
State of Arkansas stating that all streets will provide the required
intersection sight distance. 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.
4. Streetlights are required by Section 31-403 of the Little Rock code.
Provide plans for approval to Traffic Engineering. Streetlights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Steve Philpott) for more information.
5. The residential streets must be constructed per the Pulaski County
road standards.
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. With site development, provide the 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.
Lawson Road should be constructed with the back of curb placed
29.5 feet from centerline and the back of the sidewalk placed on the
property line.
8. Floodplain exists in the proposed subdivision. Contact Pulaski County
Planning Department for requirements pertaining to construction in the
floodplain.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The site is located outside the current service boundary of
the City of Little Rock. Provide the means of wastewater disposal and a
certification from the appropriate agency concerning the proposed method
of treatment.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
3
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) _ FILE NO.- S-1544-A
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. 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: Install and place fire hydrants per code. Contact the
Little Rock Fire Department for additional information.
County Planning: The plat will also be reviewed by the Pulaski County
Planning Board.
1. Show abutting property owners.
2. Place note on the plat and in the Bill of Assurance describing the
purpose of Tract 1, Phase 1.
3. Provide drainage plan (showing drainage on and off the property)
and provide a street plan and centerline profile.
4. Change the street name for West Ridge Road as it conflicts with an
existing County road.
5. Provide a note in the Bill of Assurance limiting access on Lot 13,
Phase 1.
6. Provide proof of fire protection.
7. Label Lots 13, 14, and 15 on Phase 1, Plate 1.
8. Show floodway, put notes and place the correct minimum floor
elevation information on the plat.
9. Show Plate 2 on the vicinity map.
10. Build and dedicate Ventana Ridge flush with the south property line.
Show contour index.
11. Verify site distance at all intersections.
12. Show details and provide No Adverse Impact on development in the
floodway.
13. Maximum grade on a collector (Ventana Ridge) is 15%.
14. Radius on the collector is short of the 300 feet required.
15. Correct the spelling of the surveyor's name in the plat notes.
16. The pond should be removed from the public R-O-W (Lot 10).
Ej
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-1544-A
17. Place note on the plat and in the Bill of Assurance limiting access to
one street per lot.
18. This project as designed is a health, safety and welfare issue
because its only means of ingress and egress crosses a floodway.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008)
Mr. James Dreher was present representing the request. Staff presented
an overview of the proposed development stating there were additional
items necessary to complete the review process. Staff requested the
applicant provide the zoning classification within the plat boundary and of
abutting properties. Staff also questioned if variances were being
requested to allow the street grades as indicated. Mr. James Dreher
stated the grades indicated were County standards and questioned if a
variance was necessary. Staff noted the City's Master Street Plan did not
allow the grades indicated and a variance would be required to allow the
street to develop as indicated.
Public Works comments were addressed. Staff stated Lawson Road
would require dedication and street construction per the Master Street
Plan. Staff also stated there was concern with sight distances at
intersections within the proposed plat boundary. Staff requested
Mr. Dreher provide a Sight Distance Certification per AASHTO standard.
Staff noted streetlights would be required. Mr. Dreher stated provisions
would be made per Section 31-403(c)(1) of the Little Rock Code of
Ordinances. This section requires the developer provide facilities that will
enable standard lighting design to be installed at some future date, at no
additional cost. The facilities are to include power service to the point of
placement of poles and fixtures. Easements are required to allow the
future lighting plan. Staff stated they were supportive of allowing the rural
subdivision to develop utilizing County standards for street design.
5
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
Mr. Dreher stated he had contacted the State Health Department and in
their opinion lots in excess of three (3) acres were not considered a
subdivision. He stated the individual perk test and sanitary sewer disposal
placement would be the responsibility of the individual lot owners.
Pulaski County comments were addressed. Staff stated Ventana Ridge
was to be constructed flush with the southern property line. Staff also
stated they were concerned with only one access to the subdivision and
that access being located across a floodway. Staff stated they felt this
could become a health, safety and welfare issue if a disaster occurred.
Staff stated there was a possibility of the only access being blocked and
washed out by a flood and this would not allow any access for emergency
personnel. Mr. Dreher stated he would meet with the County and discuss
options to allow for the development of the subdivision and address staffs
concerns related to the access.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. Dreher submitted a revised preliminary plat addressing a number of
the issues raised at the July 17, 2008, Subdivision Committee meeting.
The applicant has provided the zoning classification within the plat
boundary and of the abutting properties and requested a variance from the
Master Street Plan to allow the collector street to be constructed to County
Master Road Plan standards. The plat indicates Ventana Ridge has been
designed to follow the ridge and if the plat is changed to allow a 90-degree
angle with the property line grades become an issue. The applicant has
indicated the road will be constructed flush with the south property line,
but will not be realigned to be at a 90-degree angle with the property line.
A total of 10,657 liner feet of new public street is proposed within the
subdivision. Staff is supportive of the design as proposed.
The development is proposed with forty-four (44) estate style residential
lots created from this 212 acre tract. The subdivision is proposed in four
(4) phases. Lots 1 — 18 will be developed in the first phase. The second
phase is proposed with the development of ten additional lots, Lots 19 -
28. Phase 3 includes Lots 29 — 35. The final phase is proposed with the
development of Lots 36 — 44. The lots will be developed utilizing Central
Arkansas Water and individual disposal permits by each of the lot owners.
9
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
All the lots are indicated in excess of three acres, which exempts them
from pre -approval perk testing by the Health Department. According to
the State Health Department lots in excess of three acres are not
considered a subdivision therefore do not require pre -approval of septic
systems.
The streets will be developed utilizing County Master Road Plan standards
and a design standard per the City's Master Street plan which will allow
the streets to develop without curb, gutter and sidewalk and utilizing open
ditches for drainage. Ventana Ridge will be constructed per the City's
Local — Industrial Street standard with open ditches. This design requires
a 68 foot right of way. Contained within the right of way is 28 feet of
paving, six foot paved shoulder, four foot green shoulder, ditch and a ten
foot utility easement. The street is proposed constructed to County
Master Road Plan standards which allows a 15 percent grade in -lieu of the
typical 12 percent grade allowed by the City's Master Street Plan. The
remainder of the streets will be constructed per the Master Street Plan for
local residential streets with open drainage. The residential streets require
the placement of a 68-foot right of way. Contained within the right of way
is a 24 foot paved surface, six foot paved shoulder, six-foot drainage ditch
and a ten foot utility easement per the City's standard.
The subdivision is proposed with platted building lines per the typical
ordinance standards. The building line proposed along Lawson Road is
35-feet. The building line proposed along the collector street, Ventana
Ridge is 30 feet and the building line proposed along the residential
streets is 25-feet.
The County has indicated a conditional support for allowing the single
access to the development. According to Pulaski County Department of
Planning the applicant is required to secure a letter of map revision from
the Corp of Engineers removing the proposed street entrance from the
floodway.
Staff is supportive of the request. The development is proposed with lot
sizes ranging from 3.01 acres to in excess of 5.0 acres. The average lot
size proposed is 4.42 acres. The development is proposed with a density
of 0.2 units per acre. To staffs knowledge there are no outstanding
technical issues associated with the request. Staff feels the development
of the subdivision with estate type lots should not adversely impact on the
area.
7
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S 1544-A
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
agenda staff report.
Staff recommends approval of the variance request from the Master Street
Plan to allow an increased street grade for the proposed collector street.
PLANNING COMMISSION ACTION:
(AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 31,
2008, requesting a deferral of this item to the September 18, 2008, 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 as recommended by
staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a request dated September 8, 2008, requesting a
deferral of this item to the October 30, 2008, public hearing. Staff is supportive of
the deferral request.
PLANNING COMMISSION ACTION:
(SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated
September 8, 2008, requesting a deferral of this item to the October 30, 2008,
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 6 ayes, 0 noes and 5 absent.
Eta
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
STAFF UPDATE:
The applicant submitted the requested additional information to the County for
review and approval. Staff continues to support the request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff
stated the applicant was required to address all of Pulaski County Planning
staffs comments prior to beginning construction. 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 as recommended by
staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open
position.
P7