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HomeMy WebLinkAboutS-1636-C Staff AnalysisMay 30, 2013 ITEM NO.: 2 FILE NO.: S-1636-C NAME: Beau Rivage Addition Revised Preliminary Plat LOCATION: Located East of South Ridge Drive, just South of the Walton Heights Subdivision and North of Trinity Assembly of God Church DEVELOPER: Shollmier Family Limited Partnership 13925 Beau Vue Drive Little Rock, AR 72223 FNGINFFR The Holloway Firm 200 Casey Drive Maumelle, AR 72113 AREA: 14.438 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 9 R-2, Single-family 1 — River Mountain 42.05 VARIANCES/WAIVERS REQUESTE FT. NEW STREET: 569.5 LF 1. A variance from Section 31-232(b) to allow lots more than three times as deep as it is wide. 2. A variance from the City's Land Alteration Ordinance to allow clearing outside the right of way with the installation of the street. BACKGROUND: On September 3, 2009, the Little Rock Planning Commission reviewed a request to allow the development of this site with 30 single-family lots. The plat included variances which the Commission did not approve. 1 May 30, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C On December 3, 2009, the Little Rock Planning Commission approved a request to allow a preliminary plat containing 16.43 acres to develop with 30 single-family lots and four (4) Tracts. Tract A was proposed as a conservation easement with a nature trail containing 8.0 acres. Tracts B and C were indicated along Southridge Drive containing 0.056 and 0.179 acres and proposed as open space and buffering along the existing street. Tract D was indicated as open space containing 0.46 acres along the south side of the development. The subdivision was proposed with lots averaging 0.224 acres with a minimum lot size of 0.164 acres. The overall density was 1.825 units per acre. A new public cul-de-sac street would be constructed to serve the new homes. The street was indicated with 1,341.39 linear feet constructed to City standard for a minor residential street. Beau Rivage Drive was indicated with a centerline grade of 17.6 percent. The Master Street Plan allows for a maximum centerline grade of 16 percent but allows staff to administratively approve a variance in the design standard of up to ten percent. The Master Street Plan states this variance in design standard does not require an amendment to the Master Street Plan. With the administrative variance the street is allowed a maximum centerline grade of 17.6 percent, as proposed by the developer August 8, 2010 the Little Rock Planning Commission approved a request to amend the previously approved preliminary plat to allow 30 residential lots and two cul-de-sacs. The subdivision contained 16 acres and was proposed with 8.2 acres dedicated as open space. The average lot size proposed with the plat was 0.227 acres and the minimum lot size proposed was 0.164 acres. The development was proposed with an overall density of 1.825 units per acre. A. PROPOSAUREQUESUAPPLICANT'S STATEMENT: The applicant is now proposing the subdivision of the 16+ acres into nine (9) residential lots and one tract. The tract is proposed containing 6.2 acres and will be dedicated to a conservancy agency. The street will be platted as a public street 570-feet in length. The lots range in size from 0.63 acres to 1.8 acres. There is a variance associated with the proposed plat. Lots 3 — 6 exceed the maximum depth to width ratio allowed per the Subdivision Ordinance. The subdivision has a single access point from Southridge Drive. The request includes a variance from the City's Land Alteration Ordinance to allow grading outside the right of way with the installation of the proposed street. 2 May 30, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) B. EXISTING CONDITIONS: FILE NO.: S-1636-C The site is heavily wooded and appears to contain a significant slope from north 1 11 TI 1 1 \ 1 1 1 I'� 1 1: 1 1L 1 1 1L to south. T fie site abuts the Walton Heights Subdivision to tree north an �o he south an area zoned Open Space. Along the southern boundary the site is adjacent to a City of Little Rock Fire Station, vacant property, an office building, a church and single-family homes located on large lots all in excess of five (5) acres which are accessed from River Mountain Road. Pleasant Ridge Towne Center is located to the south and across Cantrell Road. The Center has developed with a number of retail and restaurant uses. Within the general area are a number of apartments, commercial and office uses located to southeast and southwest of the site, along and across Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners along with the Walton Heights Candlewood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to public street standards with planned development. The street should be constructed per City details. The curb shown on the typical section does not meet City code. See Public Works detail PW-29. 2. 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. If the lots are desired to be graded, a variance for an advanced grading permit is required to be requested. 3. Provide a Sketch Grading and Drainage Plan per Section 29-186. Provide the profile of the proposed street showing centerline grade, sight distance, and horizontal radius of the centerline. Minor residential street slope cannot exceed a 16% slope and with a variance to not exceed 18%. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. With this being a private subdivision, all drainage easements are also private. 3 May 30, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C 5. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Due to the private street, private streetlights will be installed prior to platting/certificate of occupancy. CLR is not responsible for payment of the utility bill. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 7. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 8. Erosion controls must be installed to reduce discharge of polluted stormwater. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection complies with 2004 AASHTO Green Book standards. 10. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. City of Little Rock signage will not be provided on private streets. 11. Are retaining wall proposed to be installed? 12. Access should be provided to tract land. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. - Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: 1. A main extension will be required to provide water to this property. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. M May 30, 2013 SUBDIVISIO ITEM NO.: 2 FILE NO.: S-1636-C 3. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water reaardina procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health and the Little Rock Fire Department is required. 4. 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. 5. 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. 6. Additional fire hydrant(s) will 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). Fire Department: Place fire hydrant(s) per code. Maintain access. 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. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013) Mr. Mark Redder of the Holloway firm was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated if the development was gated then the streets were to be private. Staff noted the City would not be responsible for maintenance of the private street. Mr. Redder stated the desire was to dedicate the street to the City and the gates would be removed from the plan. 5 May 30, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1636-C Public Works comments were addressed. Staff asked if any clearing beyond the right of way would take place with the installation of the street. Mr. Redder stated it would be necessary to clear a portion of the lots beyond the right of way to get the street installed due to the terrain. Staff stated this would require a variance from the City's Land Alteration Ordinance. Staff questioned if there were any retaining walls. Mr. Redder stated there were no retaining walls proposed which would require a variance from the Land Alteration Ordinance. Staff also requested the revised plan indicate access to the proposed tract land. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 the issues raised at the May 8, 2013, Subdivision Committee meeting. The applicant has indicated the street will be dedicated as a public street and has provided access to the proposed conservation easement area. The request is to allow the subdivision of the 16+ acres into nine (9) residential lots and one tract. The tract is proposed containing 6.2 acres and will be dedicated as a conservation easement and the intent is to donate the area to a conservancy agency or foundation. The street will be platted as a public street 570-feet in length. The applicant has provided a certification of sight distance at the street intersection with Southridge Drive as requested by staff. The lots range in size from 0.63 acres to 1.8 acres. There is a variance of the typical standards of the Subdivision Ordinance associated with the proposed plat. Lots 3 — 6 exceed the maximum depth to width ratio allowed per Section 31-232(b) of the Little Rock Code of Ordinances. The ordinance states no residential lot shall be more than three times as deep as it is wide, except lots approved under paragraphs (g) or zero lot line lots in the R-2, R-3, PRD and PD-R zoning district. (Paragraph (g) states in residential subdivisions where lots abut a freeway, expressway or occupied mainline railroad right of way, such lots shall have an overall depth of not less than 175-feet in order to ensure proper separation of residences from adjacent thoroughfare or railroad line.) The request includes variances from the City's Land Alteration Ordinance to allow grading of a small area outside the right of way with the installation of the streets. The applicant has indicated the new street will be constructed on a ridge 101 May 30, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1636-C and the advanced grading will allow the installation of the street to meet City specifications. The subdivision has a single access point from Southridge urive. Section D 107 of the 2006 International Building Code states one or two family residential developments where the number of dwelling units exceeds 30 a separate and approved fire apparatus access road must be provided. The development is proposed with nine (9) lots therefore a secondary access is not required to meet this section of the International Building Code. Staff is supportive of the request and the associated variances. To staffs knowledge there are no remaining outstanding technical issues associated with the request. The lots are indicated ranging from just over Y2 acre to just under 2 acres. STAFF RECOMMENDATION: 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 from Section 31-232(b) to allow the lots to develop with an increased lot depth to width ratio. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading outside the right of way with the installation of the proposed street. PLANNING COMMISSION ACTION: (MAY 30, 2013) 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 from Section 31-232(b) to allow the lots to develop with an increased lot depth to width ratio. Staff also presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading outside the right of way with the installation of the proposed street. Mr. Mark Redder addressed the Commission on the merits of the request. He stated the developer was proposing to develop the subdivision with upscale homes. He stated the original approval was to develop the site with 30 homes. Mr. Redder stated the 7 May 30, 2013 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1 current request limited the number of homes of nine. He stated the developer requested his firm limit the dirt work and save as many trees as possible. Mr. Adam Doty addressed the Commission in opposition of the request. He stated when he bought his home he was told the area would not develop. He stated along the rear of his home was a bank of windows with panoramic views. He stated if the development occurred it would be in his back yard. He stated traffic on Cantrell Road was too intense to handle any additional vehicles. He stated he enjoyed his privacy and did not want his view to go away. Chairman Rector stated the development was currently approved with 30 lots. He stated the request would significantly reduce the amount of developed area. Mr. Ron Rowen addressed the Commission in opposition. He questioned the current approval and if the developers could in fact build 30 homes. Chairman Rector stated the currently approved preliminary plat would allow the development of 30 homes and two streets within the same area proposed for subdivision into nine (9) residential lots. Mr. Redder stated the developer felt the current proposal of nine (9) lots was an improvement from the original approval. He questioned why anyone would object to the reduced number of lots. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. ITEM NO.: 2, S-1636-C NAME: Beau Rivage Addition Revised Preliminary Plat LOCATION: located East of South Ridge Drive, just South of the Walton Heights Subdivision and North of Trinity Assembly of God Church Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. 2. The request includes a variance from the lot depth to width ratio for Lots 3 — 6. 3. Provide the location for access to the conservation easement area. 4. Who will be responsible for maintenance of the conservation easement area? 5. Within the certification section of the plat remove Chairman, leaving Little Rock Planning Commission. 6. Verify the average lot size proposed for the lots. 7. The site plan indicates the placement of gates. If the development is gated the streets will be private. Variance/Waivers: 1. A variance from Section 31-232(b) to allow lots more than three times as deep as it is wide. 2. A variance from Section 31-231 to allow development of lots utilizing private streets. Public Works Conditions: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to public street standards with planned development. The street should be constructed per City details. The curb shown on the typical section does not meet City code. See Public Works detail PW-29. 2. A concrete driveway apron should be provided at the Southridge Drive intersection since the proposed street is private. 3. 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. If the lots are desired to be graded, a variance for an advanced grading permit is required to be requested. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186. Provide the profile of the proposed street showing centerline grade, sight distance, and horizontal radius of the centerline. Minor residential street slope cannot exceed a 16% slope and with a variance to not exceed 18%. Item # 2. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. With this being a private subdivision, all drainage easements are also private. 6. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Due to the private street, private streetlights will be installed prior to platting/certificate of occupancy. CLR is not responsible for payment of the utility bill. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 8. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 9. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. Show proposed turnaround. 10. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 11. Erosion controls must be installed to reduce discharge of polluted stormwater. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection complies with 2004 AASHTO Green Book standards. 13. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. City of Little Rock signage will not be provided on private streets. 14.Are retaining wall proposed to be installed? 15.Access should be provided to tract land. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received.. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. A main extension will be required to provide water to this property. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3. 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 and the Little Rock Fire Department is required. Item # 2. 4. 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. 5. 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. 6. Additional fire hydrant(s) will 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). Fire Department: Place fire hydrant(s) per code. Maintain access. 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. Parks and Recreation: No comment received. 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, May 15, 2013. Item # 2.