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HomeMy WebLinkAboutS-1567 Staff AnalysisITEM NO.: 8. NAME: Ponds Edge Subdivision Preliminary Plat -1567 LOCATION: located East of Vimy Ridge Road approximately'/ miles North of County Line 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 May 9, 2007. The Office of Planning and Development must receive the proof of notice no later than May 16, 2007. 2. Provide the source of title of the landowner in the general notes section of the proposed preliminary plat. 3. Provide a floodplain statement in the general notes section of the proposed preliminary plat. 4. Provide a phasing plan if applicable. 5. Provide the linear feet of street proposed for construction. 6. Vimy Ridge Road is classified on the Master Street Plan as an arterial roadway. Provide a 35-foot building line for the lots abutting the road. 7. Provide a no right of vehicular access easement for the lots abutting Vimy Ridge Road. Variance/Waivers: None requested. Public Works Conditions: 1. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 2. Erosion controls must be installed to reduce discharge of polluted storm water. 3. Vimy Ridge 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. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Vimy Ridge Road including 5-foot sidewalks with the planned development. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 7. Easements are required for all storm water drainage areas and cannot be obstructed. Especially, an easement should be provided on the east drainage path sufficient in width to pass the 100-year storm. Provide finished floor elevations on Lots 16 to 19 that are one foot above the 100-year storm elevation. 8. With site development, provide the design of the street conforming to the Master Item # 8 Street Plan. Construct street improvement to Pond's Edge Lane with the planned development. 9. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. 13. 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 Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Contact Central Arkansas Water regarding the procedure for installation of stub service lines prior to construction of the street. Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Easements will be required if water facilities encroach outside public rights - of -way. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Install 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 dedicated CATA Bus Route. Plannina Division: No comment. Landscape: No comment. Item # 8 Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, May 9, 2007. Item # 8 June 7, 2007 ITEM NO.: E FILE NO.: S-1567 NAME: Ponds Edge Subdivision Preliminary Plat LOCATION: Located East of Vimy Ridge Road approximately'/ miles North of County Line Road DEVELOPER: NuAge Development P.O. Box 250 Sweet Home, AR 72164 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 8.76 acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 27 R-2, Single-family 16 — Otter Creek CENSUS TRACT: 41.04 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 980 LF The proposal is to allow the subdivision of this 8.76 acre tract into 27 single- family residential lots. The lots are proposed with an average lot size of 7,475 square feet and a minimum lot width of 65-feet. The lots will be served by a new public street extending from Vimy Ridge Road 975-feet. Proposed Lot 18 will take access from an existing City street, Leprechaun Lane. B. EXISTING CONDITIONS. The site has a scattering of trees with a large pond located along the southern boundary of the property. There is a drainage way located along the western perimeter of the site, County Line Ditch, with additional land area located on the June 7, 2007 ITEM NO.: E FILE NO.: S-1567 eastern side of the ditch. The area is predominately single-family with homes constructed in subdivisions to the northwest and southeast and homes constructed on large lots or tracts. South of the site at the intersection of County Line Road and Vimy Ridge Road is a commercial node with a convenience store with gas pumps and a retail store. Across County Line Road in Saline County is an elementary school. Vimy Ridge Road has not been constructed to Master Street Plan standard and is narrow roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Alexander Road Neighborhood Association, the Quail Run Neighborhood Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 2. Erosion controls must be installed to reduce discharge of polluted storm water. 3. Vimy Ridge 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. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Vimy Ridge Road including 5-foot sidewalks with the planned development. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 7. Easements are required for all storm water drainage areas and cannot be obstructed. Especially, an easement should be provided on the east drainage path sufficient in width to pass the 100-year storm. Provide finished floor elevations on Lots 16 to 19 that are one foot above the 100-year storm elevation. 2 June 7, 2007 ITEM NO.: E (Cont.) FILE NO.: S-1567 8. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to Pond's Edge Lane with the planned development. 9. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 13. 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 Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Contact Central Arkansas Water regarding the procedure for installation of stub service lines prior to construction of the street. Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Easements will be required if water facilities encroach outside public rights -of -way. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 3 June 7, 2007 ITEM NO.: E (Cont. FILE NO.: S-1567 Fire Department: Install 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 dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed preliminary plat stating there were a few outstanding issues associated with the proposed plat. Staff requested the applicant provide a floodplain statement in the general notes section of the proposed preliminary plat. Staff also stated a 35-foot building line was required along Vimy Ridge Road. Public Works comments were addressed. Staff stated the water flow through indicated Lot 18 could be significant. Mr. McGetrick stated a finished floor elevation would be provided on Lot 18 as well as Lots 17 and 19 to mitigate any potential impacts. Staff also questioned the sight distance at the intersection of Pond's Edge Lane and Vimy Ridge Road. Mr. McGetrick stated he would check the vertical distance to the north. He stated the intersecting point was relatively flat. Staff noted traffic claming devices were encouraged but not required along Pond's Edge Lane. 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 drawing to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has indicated a minimum floor elevation on proposed Lots 17 — 19 and indicated the sight distance at the intersection of the two roadways complies with the minimum requirements of ASHTO. A 35-foot building line has been indicated along Vimy Ridge Road per the minimum requirements of the Subdivision Ordinance. I:! June 7, 2007 ITEM NO.: E FILE NO.: S-1567 The request is to subdivide this 8.76 acre tract into 27 single-family residential lots fully complying with the typical minimum requirements of the Subdivision Ordinance with regard to minimum lot area and minimum lot width. The lots are proposed with an average lot size of 7,475 square feet and a minimum lot width of 65-feet. The ordinance typically requires a minimum lot area of 7,000 square feet and a minimum lot width of 60-feet. A new public street extending from Vimy Ridge Road 975-feet terminating in a cul-de-sac will serve the lots. Proposed Lot 18 will take access from an existing City street, Leprechaun Lane. The applicant has indicated the new street as well as Vimy Ridge Road will be constructed to Master Street Plan standard including curb, gutter and sidewalk. Staff is supportive of the request. The applicant is seeking preliminary plat approval to allow the creation of a single-family plat with an overall density of 3.08 units per acre. The plat as proposed appears to fully comply with the typical minimum standards of the Subdivision Ordinance. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the development of the site with new homes should have minimal impact on the area. 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. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant's request. The Chair questioned the applicant as to if they desired a deferral. The applicant stated they did desire a deferral. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. 5 June 7, 2007 ITEM NO.: E Cont. FILE NO.: S-1567 PLANNING COMMISSION ACTION: (JUNE 7, 2007) Mr. Pat McGetrick was present representing the owner. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the proposed subdivision appeared to fully to comply with the typical minimum standards of the Subdivision Ordinance. Mr. McGetrick stated he was willing to hear from the opposition and respond to their comments as well as any questions of the Commission. Mr. Roy Mottuler chose not to address the Commission. Mr. Ron Morgan addressed the Commission in opposition of the request. He stated he was a resident of the Quail Run Subdivision and his opposition was to the development of additional homes on the existing roadways. He stated Vimy Ridge Road was a narrow road with a great deal of traffic. He stated there were 300 new homes proposed for development to the north of the Quail Run Subdivision and there were a number of new homes currently under construction is Saline County just to the South. He stated traffic flow on Vimy Ridge Road to Alexander Road was difficult. He stated in addition there was a great deal of traffic accessing Davis Elementary School located to the south of County Line Road in Saline County. He stated the traffic around the school from 6:45 am to 8:15 am was significant. He requested the Commission deny the request unless the streets in the area were developed properly. Mr. Bob Westfall addressed the Commission in opposition. He stated his concern was the size of the lots and the need for improvement to Vimy Ridge Road. He stated presently it took '/2 hour to travel from the Quail Run Subdivision to Alexander Road in the morning. He stated he did not feel the indicated lot size was compatible with the neighborhood. He stated if the developers would improve Vimy Ridge Road and increase the lot size the neighborhood association would no longer be opposed to the development. Ms. Jan Clements addressed the Commission in opposition of the request. She stated her homes was located to the north of the site and her concern was drainage, sight distance and safety. She stated presently her pond drained through this site to a pond located on the proposed development area. She stated the site plan indicated a pipe to carry the water from her pond to the southern pond but she questioned who would be responsible for maintenance. She also questioned who would clean the ditch when the pipe was clogged with leaves and debris. She also questioned the drainage along the rear of Lots 1 — 3. She stated the area was presently a low spot and did not drain with the rest of the area. Ms. Clements also stated the fence located along her southern boundary was in disrepair. She questioned if the developers would be required to place a fence along the common property line to secure her property. She stated with a new subdivision 9 June 7, 2007 ITEM NO.: E (Cont. FILE NO.: S-1567 would come children which could potentially access her property and her pond. She stated she would be forced to place a fence on her property line and be out an expense she was not expecting to be out. Ms Clements stated her concerns was for sight distance entering the subdivision as well. She stated last week an emergency vehicle was traveling Vimy Ridge Road in excess of 80 mph. She stated there were three hills in the area and if an emergency vehicle topped one of the hills he would be unable to stop if a car was entering the subdivision. Ms. Ruth Bell addressed the Commission with concerns. He stated the Commission should take a look at the Subdivision Ordinance and make changes that would allow discretionary power by the Commission to factor lot sizes in the area as a basis for their decision. Ms. Cindy Dawson, Deputy City Attorney, stated if the plat fully complied with the minimum standards of the Subdivision Ordinance the Commission had no choice but to approve the plat. She stated the City was previously sued and quoted the Richardson vs. the City of Little Rock Supreme Court Case. She told the objectors the Commission was bound by the ordinances and when a plat meet the requirements of the Subdivision Ordinance the Commission was bound to approve the request. Mr. McGetrick stated traffic was beyond his control. He stated 27 lots would not add a great deal of additional traffic on Vimy Ridge Road. He stated there was adequate sight distance for the posted speed limit. He stated he could not design for emergency vehicles traveling at speeds greater than the posted limit. He stated Lots 1 — 3 would drain through a ditch along the rear property line to Vimy Ridge Road. He stated the drainage area would be located on the lots and be the responsibility of the homeowner to maintain. He stated the remaining drainage would be dedicated to the City and the City would be responsible for maintaining and cleaning out the pipe and culvert. He stated fencing was not proposed but it was assumed each of the homeowner would add a fence to their rear property line. There was a general discussion by the Commission concerning the proposed preliminary plat and the proposed drainage. The Commission also questioned staff of the current traffic counts on Vimy Ridge Road. Staff stated there was a lot of public concern related to the existing conditions of Vimy Ridge Road. Staff stated the estimated cost of improvements to the road were 3.6 million dollars. Staff stated presently there were 6,200 vehicles per day on Vimy Ridge Road and for comparison purposes stated there were 10,200 vehicles per day on Kanis Road, 8,100 vehicles per day on Chicot Road. Staff stated the existing four-way stop did impede traffic in the flowing through at Alexander Road. Staff stated it was agreeable a traffic light was needed at the intersection to facilitate traffic flow in the area but funds were not available to install the light. 7 June 7, 2007 ITEM NO.: E (Cont. FILE NO.: S-156 The Commission questioned staff about a right turn lane into the subdivision. Staff stated the development would improve Vimy Ridge Road abutting the proposed plat area but the length did not allow for adequate tapering. Commissioner Adcock stated although not constructed to the exact specification the ability to move out of the flow of traffic would be better than nothing. Staff stated striping could be added for the turn lane. Mr. Morgan questioned the Commission if they could assist the neighborhood with requesting the school participate in the cost of the traffic light. Commissioner Laha suggested the neighborhood contact the Mayor of Shannon Hills for assistance. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 0 noes, 1 absent, 2 abstentions (Commissioners Adcock and Laha) and 1 open position. 0