HomeMy WebLinkAboutS-1623 Staff AnaysisOctober 30, 2008
ITEM NO.: 3 FILE NO.: S-1623
NAME: Las Brisas Addition Preliminary Plat
LOCATION: Located on the East side of Chicot Road between Hillsboro
and Bunch Roads
DEVELOPER:
Paul Harvey
P.O. Box 192607
Little Rock, AR 72219
ENGINEER:
Marlar Engineering
5318 John F. Kennedy Boulevard
Little Rock, AR 72116
AREA: 57.54 acres
CURRENT ZONING:
PLANNING DISTRICT
CENSUS TRACT
NUMBER OF LOTS: 172
R-2, Single-family
15 — Geyer Springs West
41.06
FT. NEW STREET: 10,200 LF
VARIANCESMAIVERS REQUESTED: None requested.
A. PROPOSAUREQUEST:
The request is to allow the creation of a 172 lot subdivision from this 57.54 acre
tract developed in three phases. The average lot size proposed is 8,750 square
feet. The site is located along the City limits of Little Rock adjacent to an
abandoned railroad line. A total of 10,200 linear feet of new public street will be
constructed with the development. Two entrances from Chicot Road are
proposed, both constructed in the first phase. The development is proposed
consistent with the development criteria for R-2, Single-family zoned property.
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.
B. EXISTING CONDITIONS:
FILE NO.: S-1623
The site is wooded lying on the east side of Chicot Road adjacent to the City
limits and an abandoned railway line. The area contains a mix of uses but is
primarily residential. Across from the site is a property zoned PID which appears
to be used by office warehouse users. The buildings appear to be unoccupied.
North of the site is the Deer Meadow Subdivision with new residential homes
currently under construction.
C. NEIGHBORHOOD COMMENTS -
As of this writing, staff has received several informational phone calls from area
property owners. All abutting property owners of the site along with the Deer
Meadow Neighborhood Association, the Oxford Valley Neighborhood Association
and Southwest Little Rock United for Progress were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Chicot 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 site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Chicot Road
including 5-foot sidewalks with the planned development. The new back of
curb will be placed 29.5 feet from centerline.
3. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction. Portions of the area of the detention
pond shows to be within 100 year floodplain. Finished floor elevation of one
(1) foot above the base flood elevation is required to be shown on plat for
Lots 66 through 78.
4. 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. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. In residential
subdivisions, clearing and grading is only allowed within the right-of-way
and drainage and utility easement.
5. Storm water detention ordinance applies to this property. Show the location
of the outfall and the drainage path from the detention pond outfall.
2
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1623
6. Due to 174 lots being proposed and the expected volume of traffic, Buena
Vista Drive to Cartegena Drive, Libertad Drive and Del Lago Lane to
Cartegena Drive should be constructed as a 36 foot collector street
standards within a 60 feet of right-of-way.
7. Due to the long stretches of straight street in the subdivision; high traffic
speed are expected on residential street potentially causing unsafe
conditions. To reduce expected speeds, roundabouts should be installed at
Beuna Vista Drive and Cartegena Drive; Velle Verde Drive and Cartegenta
Drive; and Valle Verde Drive and Buena Vista Drive. If you have any
questions or desire additional information, please contact Bill Henry in
Traffic Engineering at 379-1816.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
9. 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).
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. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
12. 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.
13. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to these streets
including 5-foot sidewalks with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project. An
existing sewer main outfall is located on the property. Easements must be
provided for existing sewer main and no retention pond construction will be
allowed within the easement.
Entergy: Approved as submitted.
Center -Point Energy: No comment received.
3
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1623
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. Installation of a water main
extension and fire hydrants will be required in order to provide service to this
property. A Capital Investment Charge based on the size of connection(s) will
apply to this project in addition to normal charges. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures for
installation of water facilities. Approval of plans by Central Arkansas Water, the
Arkansas Department of Health Engineering Division and Little Rock Fire
Department is 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: 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 9, 2008)
Mr. David Jones of Marlar Engineering and Mr. Paul Harvey, the applicant, were
present representing the proposed plat. Staff presented an overview of the
development stating the plat was proposed in three phases with two accesses to
Chicot Road. Staff noted the railroad line had been abandoned but the railroad
did maintain the right of way. Staff requested Mr. Jones provide in the general
notes section of the plat a note if fencing was proposed within the setback along
Chicot Road. Staff also requested Mr. Jones provide a no right of vehicular
access easement along the rear of the lots abutting Chicot Road.
Public Works comments were addressed. Staff stated a special grading permit
would be required for areas located within the 100 year flood plain. Staff also
requested roundabouts and traffic calming devices be placed on several of the
streets due to the long stretches of straight streets. Staff questioned the timing of
I:!
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1623
the street improvements to Chicot Road. Mr. Jones stated the improvements to
Chicot Road would be completed in the first phase.
Staff noted Wastewater's comment related to the location of an existing sewer
main. Mr. Jones stated he would work with Wastewater to relocate the sewer
line or to redesign the detention storage to eliminate Wastewater's concern
related to detention located over the line.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. Jones provided staff with an updated preliminary plat addressing a number of
the issues raised at the October 9, 2008, Subdivision Committee meeting. The
applicant has indicated a 10-foot no right of vehicular access easement on the
rear of the lots abutting Chicot Road and provided a note on the plat indicating a
six foot fence will be installed on the property line of the lots abutting Chicot
Road. The revised plat also indicates traffic calming devices within the
subdivision and a note stating all street improvements to Chicot Road will be
completed in the first phase of development of the subdivision.
The request is a preliminary plat for the creation of a 172 lot subdivision from this
57.54 acre tract. The development is proposed in three phases with
approximately 70 lots developed in each of the first two phases and the
remaining 35+ lots developed in the final phase. The minimum lot size proposed
is 70 feet by 120 feet or 8,400 square feet. The average lot size proposed is
8,750 square feet. The lots are proposed with building lines and setbacks per
the typical ordinance standards for R-2, Single-family zoned property.
A total of 10,200 linear feet of new public street will be constructed with the
development and improvements to Chicot Road will be completed per the Master
Street Plan requirements including curb, gutter and sidewalk with the first phase
of development. Two entrances from Chicot Road are proposed, both
constructed in the first phase to comply with the Section D107 of the 2006
International Fire Code.
The applicant is seeking a variance to allow the placement of a 6-foot fence with
in the required setback along Chicot Road. The zoning ordinance typically limits
the height of fencing within the required setback to 4-feet. The developer has
indicated the fence along Chicot Road will be installed at the time these lots are
final platted. The developer has also indicated subdivision signage will be
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October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.:
incorporated into the fencing and will be placed at both entrances to the
subdivision. Staff is supportive of the fencing and signage as indicated.
Staff is supportive of the development as proposed. The lots are proposed
consistent with development standards per the R-2, Single-family zoning district.
The only variance to the request is to allow the placement of fencing within the
required building setback which staff does not feel will significantly impact the
development or the area. To staff's knowledge there are no outstanding
technical issues associated with the request.
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 to allow a six foot fence
within the required building setback along Chicot Road.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no 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. Staff presented a recommendation of approval of the variance
request to allow a six foot fence within the required building setback along Chicot Road.
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.
Ci
ITEM NO_: 3.
NAME: Las Brisasa Addition Preliminary Plat
S-1
LOCATION: located on the East side of Chicot Road between Hillsboro and Bunch
Roads
Planning Staff Comments:
1. Provide notification of abutting property owners complete with the certified abstract
list, notice form with affidavit executed and proof of mailing. The notices must be
mailed no later than October 15, 2008. The Office of Planning and Development
must receive the proof of notice no later than October 24, 2008.
2. Identify the areas which will be graded and in which phase. Is a variance from the
Land Alteration Ordinance being requested?
3. Will the street improvement to Chicot Road be completed with the first phase of
construction?
4. The zoning classification of the proposed plat area is R-2, Single-family.
5. Provide the zoning classification of abutting properties.
6. Label the City limits located to the south along the railroad line.
7. Provide the lot width of Lot 119.
8. Provide a restrictive access easement along Chicot Road. 10-foot no right of
vehicular access easement.
9. Provide a note in the general notes section that 6 foot fences are proposed along
Chicot Road within the required building setback.
10. Provide the minimum lot size and the average lot size proposed.
11. Provide the number of lots proposed in each phase.
Variance/Waivers: None requested.
Public Works Conditions:
1. Chicot 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 site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Chicot Road including 5-foot
sidewalks with the planned development. The new back of curb will be placed 29.5
feet from centerline.
3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction. Portions of the area of the detention pond shows to be within
100 year floodplain. Finished floor elevation of one (1) foot above the base flood
elevation is required to be shown on plat for Lots 66 through 78.
4. 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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. In residential subdivisions, clearing and grading is only
Item # 3.
allowed within the right-of-way and drainage and utility
5. Storm water detention ordinance applies to this property. Show the location of the
outfall and the drainage path from the detention pond outfall.
6. Due to 174 lots being proposed and the expected volume of traffic, Buena Vista
Drive to Cartegena Drive, Libertad Drive and Del Lago Lane to Cartegena Drive
should be constructed as 36 foot collector street standards within a 60 feet of right-
of-way.
7. Due to the long stretches of straight street in the subdivision; high traffic speed are
expected on residential street potentially causing unsafe conditions. To reduce
expected speeds, roundabouts should be installed at Beuna Vista Drive and
Cartegena Drive; Velle Verde Drive and Cartegenta Drive; and Valle Verde Drive
and Buena Vista Drive. If you have any questions or desire additional information,
please contact Bill Henry in Traffic Engineering at 379-1816.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
9. 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).
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. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
12.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.
13. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvements to these streets including 5-foot sidewalks with
the planned development.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. An
existing sewer main outfall is located on the property. Easements must be provided for
existing sewer main and no retention pond construction will be allowed within the
easement.
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. Installation of a water main extension and
fire hydrants will be required in order to provide service to this property. A Capital
Investment Charge based on the size of connection(s) will apply to this project in
addition to normal charges. Please submit plans for water facilities to Central Arkansas
Water for review. Plan revisions may be required after additional review. Contact
Item # 3.
Central Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is 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: 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.
Planninq 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 15, 2008.
Item # I