HomeMy WebLinkAboutS-1595 Staff AnalysisJanuary 3, 2008
ITEM NO.: B FILE NO.: S-
NAME: Alexander Square Preliminary Plat
LOCATION: Located North of Alexander Road and East of Natchez Lane
DEVELOPER:
Joe Clay and Charles Tankersley
10227 HWY 70
North Little Rock, AR 72117
ENGINEER:
Marlar Engineering Company
5318 JFK Boulevard
North Little Rock, AR 72116
AREA: 28.34 acres
CURRENT ZONING
NUMBER OF LOTS: 112 FT. NEW STREET: 4,769 LF
R-2, Single-family
PLANNING DISTRICT: 16 — Otter Creek
CENSUS TRACT: 41.04
VARIANCESM/AIVERS REQUESTED:
1. A variance to allow a reduced lot depth adjacent to a railroad track, Lots 22 - 41.
2. A variance to allow an increased lot depth to width ratio, Lots 51 and 52.
3. A variance to allow a reduced lot depth, Lot 15 and 16.
4. A variance to allow a reduced lot area, Lot 15.
A. PROPOSALIREQUEST:
The request is to allow the subdivision of this 28.34 acre site into 112 single-
family lots. The subdivision will be served by the extension of a new street from
Alexander Road and by the extension of Natchez Lane from its current terminus.
There are variances from the typical minimum requirements of the Subdivision
Ordinance to allow a reduced lot depth for the lots abutting a main railroad line, a
reduced lot depth, a reduced lot area and an increased lot depth to width ratio.
January 3, 2008
SUBDIVISION
ITEM NO.: B (Cont.
B. EXISTING CONDITIONS:
FILE NO.: S-1595
The site is a wooded site bounded by Alexander Road to the south, Natchez
Lane to the west and the Railroad Track to the north. The area to the east is
also a wooded site appearing to be the rear yards of the homes located along
Alexander Road and Pam Drive. There are single-family homes located along
Alexander Road and Natchez Lane. Both Alexander Road and Natchez Lane
are unimproved streets with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All owners of property abutting the proposed site along with the
Alexander Road Neighborhood Association and Southwest Little Rock United for
Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Alexander 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. If a round -a -bout is installed at the intersection of Natchez, Thebes, and
Conquest Cove, then one street name should be used on the street to
Alexander Road. If round -a -bout is not installed, Natchez Lane street name
should continue to Alexander Road.
3. With site development, provide the design of the street conforming to the
Master Street Plan. Construct street improvements to these streets
including 5-foot sidewalks with the planned development.
4. Construction traffic during subdivision and home construction shall take
access directly from Alexander Road and not from Natchez Lane.
5. 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).
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. Grading is only allowed to occur in the right-of-way
and drainage easements.
7. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
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January 3, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.. _5-1595
8. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
Provide calculations showing capacity of drainage structure under railroad
and proposed storm water flow from subdivision. If not sufficient capacity,
provide proposed method to mitigate insufficiency with supporting
calculations.
9. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
10. 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.
11. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
12. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans for lots in
the floodplain.
13. City code requires streets to be constructed with a minimum 150 foot radius.
Provide redesign of curves C1, C3, C6, C5 and any other insufficient
radiuses. All curvatures should be superelevated per AASHTO standards.
14. Provide a minimum 150 foot radius at Viceroy Lane and Chariot Drive with a
bulb out and on Corinth Way with a bulb out. All curvatures should be
superelevated per AASHTO standards.
15. Streets should meet at 90 degree angles and not be offset. Realign or
construct a round -a -bout at the intersection of Natchez Lane, Conquest
Cove, and Thebes Lane.
16. 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 such as the intersection of Thebes Lane, Viceroy
Lane, and Corinth Lane or install speed humps along Thebes Lane and
Viceroy Lane for traffic calming. Contact Travis Herbner, Traffic
Engineering at 379-1805 for additional information.
17. 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.
18. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
19. 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.
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January 3, 2008
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: S-1
20. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection of Chariot Drive and Alexander Road comply
with 2004 AASHTO Green Book standards.
21. Parking will only be allowed on one side of the street for all streets less than
26 feet wide.
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: 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 extension 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: Install and 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 dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007)
Mr. David Jones of Marlar Engineering Company was present representing the
owners. Staff presented an overview of the proposed development stating there
were a number of variances associated with the request. Mr. Jones stated he
had revised the plat based on comments provided by staff prior to the meeting.
Mr. Jones stated the number of lots needing variances for the lot depths, for the
lot widths and the lot depth to width ratio had been reduced. He stated the
El
January 3, 2008
SUBDIVISION
ITEM NO.: B (Cont.
variances to allow a reduced lot depth adjacent to a railroad track was still being
requested.
Commissioner Laha questioned if buffers would be retained along the railroad.
He also suggested the owner perform a hazardous waste and materials survey
on the site next to the track. He stated over the years there had been a number
of spills which may have contaminated the site.
Public Works comments were addressed. Staff stated per City code streets were
to be constructed with a minimum 150 foot radius. Staff requested the applicant
provide a redesign of curves C1, C3, C6, C5 and any other insufficient radiuses.
Staff stated all curvatures should be superelevated per AASHTO standards.
Staff requested the applicant provide a minimum 150 foot radius at Viceroy Lane
and Chariot Drive with a bulb out and on Corinth Way with a bulb out. Mr. Jones
stated he had conversations with the District Engineer of the Arkansas State
Highway Department and his feeling was the streets would not drain if
constructed as requested by staff. Staff suggested the applicant contact the
Traffic Engineer to discuss these comments.
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 preliminary plat to staff addressing a number
of the issues raised at the October 18, 2007, Subdivision Committee meeting.
The applicant has revised the plan to eliminate a number of the indicated
variances but three variances remain on the proposed plat. The plat indicates a
variance to allow a reduced lot depth for proposed Lot 15 and 16, a variance
from the depth to width ratio requirement for Lots 51 and 52 and a variance to
allow a reduced lot depth adjacent to a main railroad line for Lots 22 - 41. The
proposed plat indicates a common tract for recreation containing approximately
4,500 square feet.
The Subdivision Ordinance typically requires lots abutting a freeway, expressway
or occupied mainline railroad right of way to have a depth of not less than
175 feet in order to ensure proper separation of residences from adjacent
thoroughfare or railroad line. Lots 22 — 41 abut a main railroad line and are
indicated with an average lot depth of 117-feet.
The Subdivision Ordinance states no residential lot shall be more than three
times as deep as it is wide, except lots abutting an expressway or occupied
mainline railroad right of way. Lots shall be measured at the building line except
in the case of a lot abutting a cul de sac where the average width of the lot shall
be used. The applicant has not provided the average width of the indicated lots
therefore staff cannot determine if a variance is required.
G�
January 3, 2008
SUBDIVISION
ITEM NO.: B (Cont.) _FILE NO.: S-159.5
The Subdivision Ordinance states no lot shall be less than 60-feet in width and
100 feet in depth and have a minimum lot area of 7,000 square feet. Lot 15 is
indicated with a lot depth of 92.99 feet. In addition, Lots 15 and 16 do not appear
to meet the 7,000 square foot minimum lot area requirement.
According to the applicant a 15-foot conservation easement will be included for
the lots abutting the railroad line. No easement has been indicated on the plat.
A number of Public Works comments have been addressed. The applicant has
not provided staff with the requested grading and drainage plan, the drainage
calculations for the subdivision and the certification of site distance at the
intersection of Alexander and Chariot Roads. The applicant has not provided the
floodplain designation of the lots abutting the railroad tract as indicated on the
FIRM.
Staff is not supportive of the development as proposed. Staff has concerns with
the lot depth for the lots abutting the main railroad line and feels these lot depths
should be increased to allow for adequate separation of the homes and the
railroad traffic. Staff feels with the additional lot depth adequate buffering could
be left to increase the livability of these homes. Staff also cannot support the
application with the outstanding issues associated with the request as indicated
above.
STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION:
(NOVEMBER 8, 2007)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had today requested a deferral of the item. Staff stated
the deferral request would require a waiver of the Commission's By-laws with regard to
the late deferral request.
A motion was made to waive the By-laws with regard to the late deferral request. The
motion carried by a vote of 10 ayes, 1 no and 0 absent. A motion was made to approve
the deferral request. The motion carried by a vote of 10 ayes, 1 no and 0 absent.
STAFF UPDATE:
(JANUARY 3, 2008)
The applicant submitted a request dated November 26, 2007, requesting withdrawal of
this item without prejudice. Staff is supportive of the withdrawal request.
9
January 3, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: 5-1595
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant has submitted a request dated November 26,
2007, requesting withdrawal of the item without prejudice. Staff stated they were
supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Withdrawal. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
7
ITEM NO.: 4. S-1
NAME: Alexander Square Preliminary Plat
LOCATION: located North of Alexander Road and East of Natchez Lane
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 24, 2007. The Office of Planning and
Development must receive the proof of notice no later than November 2, 2007.
2. The plat as indicated contains a variance for the lot depth for the lots abutting the rail
road tracks, the lot depth for six of the indicated lots and a depth to width ratio
variance for a number of the lots. The plat also indicates a variance to allow a
reduced side yard setback for the proposed subdivision. Revise the proposed
preliminary plat or indicate the indicated items as variances.
3. The plat as presented does not include areas set aside for playgrounds or common
recreational space. Is the subdivision proposing the placement of recreational areas
within the plat area?
4. Will the development be constructed in a single phase or are multiple phases being
proposed? Provide a phasing plan if applicable.
5. Lots which contain a side yard easement should allow for a minimum building
setback of 7 feet adjacent to the easement.
6. Will there be any measures taken to preserve a treed buffer adjacent to the railroad
track?
7. Does the request include a variance from the Land Alteration Ordinance to allow
advanced grading of the entire site with the placement of the infrastructure?
Variance/Waivers:
Public Works Conditions:
1. Alexander 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. If a round -a -bout is installed at the intersection of Natchez, Thebes, and Conquest
Cove, then one street name should be used on the street to Alexander Road. If
round -a -bout is not installed, Natchez Lane street name should continue to
Alexander Road.
3. With site development, provide the design of the street conforming to the Master
Street Plan. Construct street improvements to these streets including 5-foot
sidewalks with the planned development.
4. Construction traffic during subdivision and home construction shall take access
directly from Alexander Road and not from Natchez Lane.
5. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Item # 4
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
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. Grading is
only allowed to occur in the right-of-way and drainage easements.
7. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
8. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Provide
calculations showing capacity of drainage structure under railroad and proposed
storm water flow from subdivision. If not sufficient capacity, provide proposed
method to mitigate insufficiency with supporting calculations.
9. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
10. 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.
11.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
12.The minimum Finish Floor elevation of at least one (1) foot above the base flood
elevation is required to be shown on plat and grading plans for lots in the floodplain.
13. City code requires streets to be constructed with a minimum 150 foot radius.
Provide redesign of curves C1, C3, C6, C5 and any other insufficient radiuses. All
curvatures should be superelevated per AASHTO standards.
14. Provide a minimum 150 foot radius at Viceroy Lane and Chariot Drive with a bulb out
and on Corinth Way with a bulb out. All curvatures should be superelevated per
AASHTO standards.
15. Streets should meet at 90 degree angles and not be offset. Realign or construct a
round -a -bout at the intersection of Natchez Lane, Conquest Cove, and Thebes
Lane.
16.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 such as the intersection of Thebes Lane, Viceroy Lane, and Corinth
Lane or install speed humps along Thebes Lane and Viceroy Lane for traffic
calming. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional
information.
17. 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.
18. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
19.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.
20. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersection of Chariot Drive and Alexander Road comply with 2004 AASHTO Green
Book standards.
21. Parking will only be allowed on one side of the street for all streets less than 26 feet
wide.
Item # 4
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 Ener : 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 extension 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: Install and 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 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, October 24, 2007.
Item # 4