HomeMy WebLinkAboutS-1546 Staff AnalysisITEM NO.: 7.
NAME: McHenry Place Preliminary Plat
LOCATION: located on Lawson Road at Crystal Valley Road
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. Provide the font -building setback on the proposed plat.
3. Provide approval from the Arkansas Department of Health indicating approval of the
proposed wastewater collection and treatment system.
4. Provide a phasing plan in the general notes section of the proposed preliminary plat.
5. Provide the zoning classification in the general notes section of the proposed
preliminary plat.
6. Dimension all lots widths and all lot depths.
7. The lot configuration is not logical. In staff's opinion the indicated lots should not
cross the street.
8. The Master Street Plan indicates an arterial roadway near the northeastern
perimeter of the site. A dedication of right-of-way may be required. Contact Walter
Malone at 371-6819 for additional information.
Variance/Waivers:
1. A variance to allow the creation of lots served by private streets. (Section 31-231)
2. A variance to allow the development of streets with a rural design standard, no curb
or gutter and no sidewalk.
3. A variance to allow a reduced sight distance along the roadways.
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. With site development, provide design of streets conforming to the Master Street
Plan. Construct one-half street improvements to Lawson Road including 5-foot
sidewalks with the planned development.
3. 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.
4. Storm water detention ordinance applies to this property.
5. 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 street width of 24 feet
Item # 7
from back of curb to back of curb.
6. The minimum allowable horizontal radius for streets is 75 feet. Minor residential
streets have a maximum centerline grade of 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.
7. Submit a letter certified by a Professional Engineer registered in the State of
Arkansas stating that the intersections provide the required sight distance for drivers.
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.
8. Hammerhead turn around or cul de sacs must be provided at the end of streets for
vehicles to turn around.
9. The minimum Finish Floor elevation is required to be shown on plat and grading
plans for lots in the floodplain.
10.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.
11. For developing property in the floodplain, Contact Pulaski County Road and Bridge
for conditions of development.
12. If property is to be annexed, 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. If the property is to be annexed, a variance must be obtained to
harvest timber or grade on the lots prior to platting and to advance grade future
phases.
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 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 for a portion of this property. 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.
Item # 7
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning:
1. Provide cul-de-sac design on dead-end streets.
2. Provide turn -around on cul-de-sac streets every 900-feet or less.
3. Right-of-way dedication is required for Lawson Road per the City of Little Rock
Master Street Plan.
4. Provide the source of water and the means of sanitary sewer disposal in the general
notes section of the proposed preliminary plat.
5. Floodplain development permit required prior to the start of construction.
6. Lot design is irregular. Redesign so that lots are not split by the proposed roads.
7. 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.
8. Coordinate garbage pick-up with Pulaski County Sanitation Department. Generally,
Pulaski County does not pick up on private roads. Contact Sherman Smith at 340-
6800 for additional information.
9. Provide letter of coverage from the area volunteer fire department.
10. Submit drainage plans prior to construction to Pulaski County Public Works.
11. Submit an improved entrance design to accommodate the gated entry and traffic on
Lawson Road.
12. 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 # 7
October 26, 2006
ITEM NO.: 7
NAME: McHenry Place Preliminary Plat
LOCATION: Located on Lawson Road at Crystal Valley Road
DEVELOPER,
Pinnacle Investment Properties
24424 Whispering Wood
Little Rock, AR 72223
ENGINEER:
Laha Engineers
6602 Baseline Road
Little Rock, AR 72209
AREA: 108.5 acres
CURRENT ZONING:
LANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 24
R-2, Single-family
18 — Ellis Mountain
42.07
VARIANCESJWAIVERS REQUESTED:
FILE NO.: S-1
FT. NEW STREET: 3,800LF
1. A variance to allow the development of streets with a rural design standard; without
curb, gutter and sidewalks.
2. A variance to allow a reduced sight distance along the roadway near Lots 16 and 20.
3. A five year deferral of the required street improvements to Lawson Road.
A. PROPOSAL/REQUEST,:
The applicant is proposing the subdivision of 108.5 acres into 24 single-family
residential lots and two tracts for future commercial development. The lots will
range in size from three (3) acres to five (5) acres and be developed with public
streets. The applicant is seeking variances from various ordinance standards to
allow the development as proposed; the development of streets with a rural
design standard (no curb, gutter or sidewalk) and a reduced sight distance along
the roadway near Lots 16 and 20. The applicant is also seeking a deferral of the
October 26, 2006
SUBDIVISION
ITEM NO.: 7 Cont. FILE NO.: S-1546
L
A
required street improvements to Lawson Road for five years or until adjacent
development.
The site is located outside the City limits but within the City's Extraterritorial
Planning Jurisdiction. The lots are proposed with water service from Central
Arkansas Water and wastewater collection and treatment by individual septic
systems.
EXISTING CONDITIONS:
The site located outside the City limits but within the City's planning boundary on
the north side of Lawson Road, just west of the intersection of Crystal Valley
Road. The site is extremely steep sloping upward from the roadway. The site is
tree covered. There is a creek located along the northern boundary of the
street. Other uses in the area include single-family, public and institutional and
commercial uses.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All abutting property owners, the Crystal Valley Property Owners Association and
Southwest Little Rock United for Progress were notified of the public hearing.
ENGINEERING COMMENTS:
Public 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. With site development, provide design of streets conforming to the Master
Street. Plan. Construct one-half street improvements to Lawson Road
including 5-foot sidewalks with the planned development.
3. 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.
4. Storm water detention ordinance applies to this property.
5. 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 street
width of
24 feet from back of curb to back of curb.
6. The minimum allowable horizontal radius for streets is 75 feet. Minor
residential streets have a maximum centerline grade of 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.
2
October 26, 2006
SUBDIVISION
TEM NO.: 7 (Cont.
E.
FILE No.: S-1546
7. Submit a letter certified by a Professional Engineer registered in the State of
Arkansas stating that the intersections provide the required sight distance
for drivers. 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.
8. Hammerhead turn around or cul de sacs must be provided at the end of
streets for vehicles to turn around.
9. The minimum Finish Floor elevation is required to be shown on plat and
grading plans for lots in the floodplain.
10. 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.
11. For developing property in the floodplain, Contact Pulaski County Road and
Bridge for conditions of development.
12. If property is to be annexed, 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. If the property is
to be annexed, a variance must be obtained to harvest timber or grade on
the lots prior to platting and to advance grade future phases.
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.
EntergV: Provide easements along proposed lot lines.
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. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges for a portion of this property. 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
3
October 26, 2006
F
G
SUBDIVISION
ITEM NO.: 7 Cont. FILE NO.: 5-1546
Department for additional information.
County Planning:
1. Provide cul-de-sac design on dead-end streets.
2. Provide turn -around on cul-de-sac streets every 900-feet or less.
3. Right-of-way dedication is required for Lawson Road per the City of Little
Rock Master Street Plan.
4. Provide the source of water and the means of sanitary sewer disposal in the
general notes section of the proposed preliminary plat.
5. Floodpiain development permit required prior to the start of construction.
6. Lot design is irregular. Redesign so that lots are not split by the proposed
roads.
7. 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.
8. Coordinate garbage pick-up with Pulaski County Sanitation Department.
Generally, Pulaski County does not pick up on private roads. Contact
Sherman Smith at 340-6800 for additional information.
9. Provide letter of coverage from the area volunteer fire department.
10. Submit drainage plans prior to construction to Pulaski County Public Works.
11. Submit an improved entrance design to accommodate the gated entry and
traffic on Lawson Road.
12. Submit a Bill of Assurance for the proposed subdivision.
CATA: The site is not located on a dedicated CATA Bus Route.
ISSUES[TECHNICAUDESIGN:
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT: (October 5, 2006)
Mr. Troy Laha was present along with the owners representing the request. Staff
presented an overview of the proposed subdivision indicating there were a
number of outstanding issues associated with the request. Staff stated the
proposed plat had been revised and a number of the comments would no longer
apply since the issues had been addressed. Staff noted the Master Street Plan
indicated an arterial near the northern boundary of the site and suggested the
applicant contact the Planning Department to ensure right-of-way would not be
required as part of the platting process.
el
October 26, 2006
SUBDIVISION
NO.: 7 Cont.) FILE NO.: S-1546
Public Works comments were addressed. Staff stated Lawson Road was
classified on the Master Street Plan as an arterial and a dedication of right-of-
way 45-feet from the centerline would be required. Staff also stated private
streets should be constructed to public street standard. Staff noted the proposed
streets did not meet a design standard of the Master Street Plan. Staff requested
the applicant provide details of the proposed gate entrance.
Pulaski County Planning comments were addressed. Staff stated the proposed
streets should comply with a maximum grade of 12 percent on cul-de-sac streets
and 15 percent on through streets. Mr. Laha stated the proposed street design
did comply with the County standards for street construction with the exception of
sight distances along the through street near the northwestern portion. There
was a general discussion of the proposed roadway indicated for future
construction crossing McHenry Creek. Staff stated they would prefer the area
indicated for future development not be shown on the plat. Staff requested the
roadway be indicated so the future homeowners would be aware a road was
being proposed to allow connection and the creation of additional lots.
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 removed the northern portion of the plat removing staff concerns with
development adjacent to the floodway and the need for future right of way
dedication for a proposed arterial located near this property connecting Kanis
Road to Crystal Valley Road. The revised plat indicates the streets will be
dedicated as public streets to the County.
The revised plan includes a variance to allow a decreased sight distance near
Lots 16 and 20. The revised plan also indicates street grades at a maximum of
15 percent. The request also includes the construction of streets using a rural
design standard with no sidewalk and open ditches for drainage. Public Works
staff does not support this request. Staff does support construction of the street
to local residential street standard with open drainage. This design standard
requires a 68-foot right of way, six foot ditches, and 24 feet of pavement. The
plan indicates a variance to allow a 150-foot minimum sight distance. Staff is not
supportive of this request. Staff feels the sight distance must be 200-feet at
intersections as required by ordinance. Staff also feels the street grades should
not exceed 16 percent.
5
October 26, 2006
SUBDIVISION
ITEM NO.: 7 Cont. FILE NO.: S-1546
The applicant has requested a deferral of the required street improvements to
Lawson Road. Staff supports a deferral of the required street improvements to
Lawson Road for five years or until Tract A and/or Tract B develops which ever
occurs first.
The proposal is to allow the subdivision of 108.5 acres into 24 single-family
residential lots and two tracts for future non-residential development. Tract A is
proposed containing 3.8 acres and Tract B containing 6.05 acres. The lots are
proposed to range In size from three (3) acres to five (5) acres and be developed
with public streets. The site is located outside the City limits but within the City's
Extraterritorial Planning Jurisdiction. The lots are proposed with water service
from Central Arkansas Water and wastewater collection and treatment by
individual septic systems. According the previous conversations with the Health
Department lots, created in excess of three acres do not constitute a subdivision
since land areas of this size should be more than adequate to "perk" a septic
system.
The proposed plat indicates two lots, Lots 2 and 3, bisected by the public right-of-
way. Staff is not supportive of this lot configuration. In staff's opinion, this is
creating two additional lots which do not meet the minimum lot size requirement
as defined by the County Health Department. Section 31-2 of the Subdivision
Ordinance, the definition section, defines a lot as a parcel of land legally defined
in a recorded deed or a recorded plat, fronting on a public dedicated right of way
or other approved private drive. The lot shall establish one building site. In
addition Section 31-5(c)(2) of the Subdivision Ordinance, jurisdiction and
application, states the Subdivision Ordinance shall apply to the subdivision of
land as follows: The dedication or vacation of any street or alley through any
tract of land regardless of the area involved as may be desired by the owner or if
necessary to achieve conformance with the master street plan, shall be
considered a subdivision and subject to this chapter. Staff recommends if the
developer desire to maintain this lot configuration he provide staff with a perk test
approved by the Arkansas Department of Health indicating each of the proposed
land areas will support a septic system without crossing the public right of way
prior to the Commission acting on the proposed plat request.
To staffs knowledge there are no other issues associated with the request. Staff
feels the development of this tract in three plus acre lots should have minimal
impact on the area provided the applicant address staffs concerns regarding the
proposed wastewater treatment for Lots 2 and 3.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the agenda
staff report.
9
October 26, 2006
SUBDIVISION
ITEM NO.: 7 (Cont.
PLANNING COMMISSION ACTION:
FILE NO.: S-1546
(OCTOBER 26, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item stating the applicant had submitted a
revised preliminary plat redesigning the roadway and addressing staffs concerns
related to the proposed street layout and lots crossing the public right of way. Staff
presented a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff
report. Stated they were supportive of the variance request to allow a reduction in the
stopping sight distance to 150-feet would be allowed at the hairpin curve at the
northwest corner of the subdivision. Staff stated proper warning signs would be
installed. Staff presented a recommendation of approval of the applicant's deferral
request of the required street improvements to Lawson Road for five years or until Tract
A and/or B developed whichever occurred first.
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.
rl
Page 1 of 1
James, Donna
From: Hood, Mike
Sent: Thursday, October 26, 2006 8:54 AM
To: James, Donna; Floriani, Vince
Subject: FW: McHenry Creek Sub
We have come to an agreement with the applicant on the design standards for the subdivision. The applicant will
build to the MSP rural residential street standards. A reduction in stopping sight distance to 150' will be allowed
at the hairpin curve at the northwest corner of the subdivision. Proper warning signage shall be provided.
From: Troy Laha[mailto:lahaengris@sbcglobal.net]
Sent: Wednesday, October 25, 2006 5:42 PM
To: Hood, Mike; Floriani, Vince
Subject: McHenry Creek Sub
The typical section has been changed to the one attached.
see you at the pc meeting
10/26/2006