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HomeMy WebLinkAboutS-1554 Staff AnalysisMarch 1, 2007 ITEM NO.: E FILE NO.: S-1554 NAME: Herndon Place Subdivision Preliminary Plat LOCATION: Located South of Stagecoach Road, East of Herndon Road DEVELOPER: RED Land, LLC 9107 North Rodney Parham Road Little Rock, AR 72205 FN(;INFFR- White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 21.65 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 70 R-2, Single-family 12 — 65th Street West 24.05 VARIANCESIWAIVERS REQUESTED: FT. NEW STREET: 2,950 LF 1. A variance to allow Bracey Circle to be constructed to Minor Residential Street Standard. 2. A variance to allow six foot fences within the required building setback of Lots 6 — 12 Block 1. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of 21.65 acres into 70 single-family residential lots. A total of 2,950 linear feet of new street is proposed to serve the new subdivision with access points to Herndon Road. The subdivision is proposed with reverse frontage lots abutting a new street, Bracey Circle, and Stagecoach Road. A 10-foot restrictive access easement has been placed along the rear lot lines of Lots 6 — 12 Block 1 to limit the number of curb cuts to Stagecoach Road as required by the Subdivision Ordinance for reverse frontage March 1, 2007 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1554 lots. A 35-foot building setback has been indicated along the rear of these lots to comply with minimum development standards for lots abutting an arterial roadway. The proposed plat indicates the placement of a subdivision identification sign located at the intersection of Bracey Lane and Herndon Road. The sign is proposed with a maximum of six feet in height, ten feet in length and a total sign area not to exceed thirty-two square feet in area. Fencing has been identified along the rear lot lines of Lots 6 — 12 Block 1, within the required building setback, not to exceed six feet in height. B. EXISTING CONDITIONS: The site is a tree -covered site located at the intersection of Herndon Road and Stagecoach Road. The Pecan Lake Subdivision is located to the east of the site and the Greenwood Acres Subdivision is located to the south of the site. Across Stagecoach Road is a church campus and there is a nursing home located to the north of the site. Stagecoach Road has not been constructed to Master Street Plan standard abutting the proposed subdivision. Presently the roadway is a two lane road with no sidewalk and open ditches for drainage. Herndon Road also has not been constructed to Master Street Plan standard abutting the proposed subdivision with no curb and gutter or sidewalk in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners and the Pecan Lake Homeowners Association, the Tall Timber Homeowners Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Stagecoach Road including 5-foot sidewalk with the planned development. 3. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 4 March 1, 2007 SUBDIVISION ITEM NO.- E [Cant.) FILE NO.: S-1554 4. Sidewalks with appropriate handicap ramps are required along Bracey Circle from Bracey Lane to Bracey Lane in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. No vehicle parking will be allowed in cul-de-sac. 6. 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. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. 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. 9. A Sketch Grading and Drainage Plan will be required to be submitted per Section 29-186 (e). The plan shows the release of 144.3 cfs discharging in an existing ditch between 2 houses and into a 24-inch pipe under Timberside Road. A 24-inch shows to have a capacity less than 30 cfs. Improvements of the downstream drainage system maybe required. In addition, show on plan the high water mark of the lake. 10. Storm water detention ordinance applies to this property. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 12. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ene[gy: 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 connection(s) will apply to this project in addition to normal K] March 1, 2007 SUBDIVISION ITEM NO.: E F G H FILE NO.: S-1554 charges. Water main extensions will be required in order to provide service to this property. 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. County Planning: No comment. CATA: The site is not located on a dedicate CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (December 28, 2006) Mr. Joe White was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. White provide a 35-foot platted building line for the lots abutting Stagecoach Road. Staff also questioned the purpose of Tracts A and B and who would be responsible for maintenance of the two tracts. Staff question if fencing would be placed along the property line for lots abutting Stagecoach Road. Staff noted the maximum fence height allowed within the required building setback was four feet. Staff requested Mr. White indicate a note on the proposed plat if fencing was proposed. Public Works comments were addressed. Staff stated permits would be required from the City and the Highway Department prior to street construction. Staff also stated a grading permit would be required prior to the development of the site. Staff noted the storm water detention ordinance requirements would apply to the development of the site. 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. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the December 28, 2006, Subdivision Committee meeting. The revised plat indicates the dedication of right of way on Stagecoach Road per the CI March 1, 2007 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: S-1554 Master Street Plan. The plat also indicates the placement of a 35-foot building line along Stagecoach Road and the placement of a six-foot fence on the property line for the lots abutting Stagecoach Road. The developer has indicated a homeowners association will be created and be responsible for maintenance of the indicated tracts. The tracts will serve as detention storage for the proposed subdivision. Staff has concerns with the indicated storm water detention and the pipe capacity exiting the subdivision located on the southeastern portion of the subdivision. The applicant has indicated they will work with staff during the design phase of the subdivision to eliminate any potential for down stream flooding by either increasing the detention storage size, increasing the pipe capacity located on the southeastern portion of the proposed subdivision, diverting storm water to the existing lake located to the north of the proposed subdivision or providing an in -lieu contribution to the City for down stream maintenance to increase pipe size and capacities of the down stream facilities to receive the potential run-off. The proposal is to allow the subdivision of 21.65 acres into 70 single-family residential lots. A total of 2,950 linear feet of new street is proposed to serve the new subdivision with access points to Herndon Road. The subdivision is proposed with reverse frontage lots abutting a new street, Bracey Circle, and Stagecoach Road. A 10-foot restrictive access easement has been placed along the rear lot lines of Lots 6 — 12, Block 1 to limit the number of curb cuts to Stagecoach Road as required by the Subdivision Ordinance for reverse frontage lots. A 35-foot building setback has also been indicated along the rear of these lots to comply with minimum development standards for lots abutting an arterial roadway. The proposed plat indicates the placement of a subdivision identification sign located at the intersection of Bracey Lane and Herndon Road. The sign is proposed with a maximum of six feet in height, ten feet in length and a total sign area not to exceed thirty-two square feet in area. The plat includes a variance request for the placement of fencing along the rear lot lines of Lots 6 — 12, Block 1, within the required building setback, not to exceed six feet in height. Typically fencing within the required building setback is allowed at a maximum height of four feet. Staff is supportive of the variance request. Staff does not feel the placement of a six-foot fence within the required building setback will impact the development or the area. Staff is supportive of the proposed preliminary plat. The plat indicates the creation of 70 lots on this 21.65-acre site resulting in a density of 3.23 units per acre within the allowable density of single-family development. To staff's knowledge there are no outstanding issues associated with the request. Staff does not feel the creation of the single-family subdivision as proposed will significantly impact the area. 5 March 1, 2007 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1554 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 the applicant work with staff during the design phase of the subdivision to eliminate any potential down stream flooding. Staff recommends approval of the variance request to allow the placement of a six-foot fence within the required building setback along Stagecoach Road. Staff recommends approval of the variance request to allow Bracey circle to be constructed with a minor residential street standard. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were 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. Mr. Tim Daters addressed the Commission as the applicant. He requested the Commission allow the opposition to speak first and he would try to address their concerns. Ms. Nancy Gambill addressed the Commission with concerns. She stated her home was located to the north of the proposed development and her concern was with the water quality of the lake. She stated her background was in hydrology. She stated she was concerned with construction practices and the detention ordinance. She stated silt fences did not appear to work and questioned who to call when fences failed or were not in place. Ms. Mary Rogers addressed the Commission with concerns. She stated the lake was the primary asset of the Pecan Lake Subdivision. She stated presently the lake was having water quality problems and the association was in the process of hiring a firm to renovate the lake. She stated the lake was important to the youth of the subdivision. She stated the lake as proposed did not allow an easement around the lake. She stated the proposed subdivision was located adjacent to the deepest part of the lake. She requested the Commission defer the item to allow the developers and the neighborhood to meet and discuss the proposed development and the potential impacts on the neighborhood lake. Mr. Daters stated he was willing to defer the item to meet with the neighborhood and address their concerns. March 1, 2007 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1554 A motion was made to defer the item to the March 1, 2007, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff and the applicant have meet with the Greenwood Acres Subdivision property owners and are scheduled to meet with the Pecan Lake Property Owners Association on February 22, 2007. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were 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 above agenda staff report. Staff also presented a recommendation the applicant work with staff during the design phase of the subdivision to eliminate any potential down stream flooding. Staff stated the applicant had indicated they did not propose to add any drainage area to the 24" pipe to the east or exceed the capacity of the ditch leading to the pipe. Staff stated the developers would construct sufficient detention on the project so that the discharge of a 25 year storm did not exceed the capacity of the existing 18" pipe crossing under Herndon Road. Staff presented a recommendation of approval of the variance request to allow the placement of a six foot fence within the required building setback along Stagecoach Road and the requested variance to allow Bracey Circle to be constructed with a minor residential street standard. Mr. Tim Daters addressed the commission on the merits of the request. Mr. Daters stated the developers were agreeable to creating a tract adjacent to the lots abutting the lake located to the north of the site and dedicating the tract to the Pecan Lake Property Owners Association. He stated detention would be provided during the construction phase to contain any potential runoff and silting to protect the adjacent lake. Ms. Mary Rogers addressed the Commission in support of the request. She thanked the Commission for the deferral of the item to allow the developers and the property owners to work out any potential problems. She stated with the dedication to the property owners association they were now in full support of the proposed preliminary plat. Mr. Bill Greenwood addressed the Commission in opposition of the request. He stated he was developing the subdivision to the south of the proposed site and did not feel the street was adequate to serve the proposed subdivision along with the currently approved Greenwood Acres Subdivision. He requested the Commission require the developers to take access from Stagecoach Road. He stated with the development of 82 lots this would generate a minimum of 164 additional cars on the existing City street. He stated the subdivision taking access from Herndon Road would require the new 7 March 1, 2007 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: S-1554 homeowners to travel approximately two City blocks within the Greenwood Acres Subdivision to access their subdivision. He stated Herndon Road presently had problems with speeding and felt the additional traffic would only increase the problem of speeders on the street. He stated with the additional homes a traffic light would be required to allow residents to exit the subdivision. He stated the subdivision only had one way in and out which created safety concerns for the existing residents. Ms. Mary Ann Wilkerson addressed the Commission in opposition of the request. She stated she was representing the Greenwood Acres Subdivision and the homeowners were opposed to the additional traffic on the existing City street. She stated the development should be required to take access from Stagecoach Road or from Rockwood Road. Ms. Helen Holmes addressed the Commission in opposition of the request. She stated Greenwood Acres was a new neighborhood and the safety of the children was her primary concern. She stated with the current development it was difficult to get in and out of the subdivision. She stated with the new homes this would only increase this already difficult situation. She stated she was not opposed to the subdivision, only the entrance of the subdivision through Greenwood Acres. Mr. Bruce Martin addressed the Commission in opposition of the request. He stated his concern was the entrance proposed for the new subdivision. He stated with 48 homes in Greenwood Acres and the addition of 82 homes in the new subdivision traffic would be increased on the existing street. He requested the developers find a new entrance to the subdivision. Mr. Daters stated the entrance was proposed on an existing City street. He stated the street was a residential street constructed to collector standard. He stated an entrance from Stagecoach Road would create a sight distance problem for any potential access point. Commissioner Laha question if sidewalks would be added to Herndon Road adjacent to the proposed development. Mr. Daters stated a sidewalk would be added along the property frontage. Mr. Daters stated the developers would also improve Stagecoach Road to principal arterial standards for approximately 400 feet along their frontage. He stated there would be no access to Stagecoach Road from the lots abutting Stagecoach Road by the placement of a 10-foot restrictive no right of vehicular access easement. The Commission question staff concerning the placement of an access point on Stagecoach Road. Staff stated access as proposed was the best location. Staff stated with the additional right of way a turn lane could be added to get motorist out of the through traffic to access Herndon Road. Staff also stated Herndon Road was not classified on the Master Street Plan as a collector street but had been constructed to collector street standard. The Commission questioned if current traffic counts for Herndon Road were available. Staff stated current traffic counts were not available. The Commission questioned who had constructed Herndon Road. Staff stated the developer of Greenwood Acres had constructed the road to entire width but this was the developers choice and not a requirement of public works. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. Ej ITEM NO. - NAME: Herndon Place Subdivision Preliminary Plat LOCATION: located South of Stagecoach Road, East of Herndon Road Plannina Staff Comments: S-1 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 January 3, 2007. The Office of Planning and Development must receive the proof of notice no later than January 12, 2007. 2. Is there an access easement along the existing lake? If so indicate the location and width of the access easement. 3. Lots 6 — 12 Block 1 are indicated as reverse frontage lots. The lots have been indicated with a restrictive access easement along Stagecoach Road as required by the Subdivision Ordinance. 4. Tracts A and B have been indicated as pipe stem lots/tracts. Label the width of the stem at Bracey Lane and Bracey Circle. Provide a general note indicating the purpose of Tract A and who will be responsible for the maintenance of the indicated tracts. 5. Will there be a subdivision identification sign? If so provide the location of the sign along with details including height and area of the proposed sign. 6. Typically a 35-foot building line is required along an arterial roadway classified street, Stagecoach Road. Provide a platted building line for the lots abutting Stagecoach Road or seek a variance to allow a reduced building line for Lots 6 — 12 Block 1. 7. Will fences be installed within the rear yards of the lots along Stagecoach Road, within the required 35-foot building setback? If so indicate a note on the proposed preliminary plat along with the total height of the proposed fencing. 8. Are phases being proposed or will the subdivision be developed in a single phase? If phases are proposed indicate the phases and the phasing line(s) on the proposed preliminary plat. Variance/Waivers. None requested. Public Works Conditions: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Stagecoach Road including 5-foot sidewalk with the planned development. Item # 3 3. Street Improvement plans shall include, Image and striping. Traffic Engineering must approve completed plans prior to construction. 4. Sidewalks with appropriate handicap ramps are required along Bracey Circle from Bracey Lane to Bracey Lane in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. No vehicle parking will be allowed in cul-de-sac. 6. 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. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. 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. 9. A Sketch Grading and Drainage Plan will be required to be submitted per Section 29-186 (e). The plan shows the release of 144.3 cfs discharging in an existing ditch between 2 houses and into a 24 inch pipe under Timberside Road. A 24 inch shows to have a capacity less than 30 cfs. Improvements of the downstream drainage system maybe required. In addition, show on plan the high water mark of the lake. 10. Storm water detention ordinance applies to this property. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 12.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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Enteray: 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 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. 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. Countv Plannina: No comment. CATA: The site is not located on a dedicate CATA Bus Route. Item # 3 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, January 6, 3007. Item # 3