HomeMy WebLinkAboutS-1636-B Staff AnalysisITEM NO.: 2. S-1636-B
NAME: Beau Rivage Subdivision Revised Preliminary Plat
LOCATION: located East of Southridge Drive and South of the Walton Heights
Subdivision
Planning Staff Comments:
1. Provide notification of all abutting property owners, complete with the certified
abstract List, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than July 28, 2010. The Office of Planning and
Development must receive the proof of notice no later than August 6, 2010.
2. The plat indicates the side yard setback will be 10% of the lot width with a minimum
of 8-feet. The zoning ordinance typically requires a maximum of 8-feet.
3. Check Note #10 — the name of the POA to maintain open space areas.
4. Provide a phasing plan.
Variance/Waivers: None requested.
Public Works Conditions:
1. 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).
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. Is the applicant requesting to advance grade the lots? A
grading permit has already been issued for geotechnical exploration on the site.
3. Staff has worked with applicant on the street design.
4. Since the street is proposed not to be 26 feet in width, show on the plan the area of
street where parking will be restricted to one side.
5. Measures to control the increase in stormwater runoff from the increased impervious
surface should be implemented to not damage adjacent property.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
8. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards.
9. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
10.°Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
11.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
Item # 2.
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott)
for more information.
12. Vegetation must be established on disturbed area within 21-days of completion of
harvest activities.
13. Provide the profile of the proposed street showing centerline grade, sight distance,
and horizontal radius of the centerline.
14. Are retaining walls proposed? Retaining walls designed to exceed 15-feet in height
are required to seek a variance for construction. Provide proposed wall elevations.
15. Prior to construction of retaining walls, an engineer's certification of design and plans
must be submitted to Public Works for approval. After construction, an as -built
certification is required for construction of the retaining wall.
16. Plat a no access easement along the south side of Beau Rivage Drive east of the
last proposed lot.
17. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy.
18. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
19.A 45-foot right-of-way is required to be dedicated for minor residential streets.
20.Vegetation must be established on disturbed area within 21-days of completion of
harvest activities.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easement for this project. Contact
the Little Rock Wastewater Utility for additional information.
Entergy: Additional easements are required. A 10-foot easement is required along the
common property lines of Lots 27 and 28 and Lots 28 and 29.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A short main extension will be required to provide water
service to this property. All Central Arkansas Water requirements in effect at the time of
request for water service must be met. 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: The development consists of 30 residential lots which will not
require the placement of a 2"d access to the subdivision. Place fire hydrants per code.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
Item # 2.
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, July 28, 2010.
Item # 2.
August 12, 2010
ITEM NO.: 2 FILE NO.: S-1636-B
NAME: Beau Rivage Subdivision Revised Preliminary Plat
LOCATION: Located East of Southridge Drive and South of the Walton Heights
Subdivision
DEVELOPER
Shollmier Family Limited Partnership
13925 Beau Vue Drive
Little Rock, AR 72223
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 14.438 acres
CURRENT ZONING
PLANNING DISTRICT
CENSUS TRACT
NUMBER OF LOTS: 30
R-2, Single-family
1 — River Mountain
42.05
FT. NEW STREET: 1,187.15 LF
VARIANCESMAIVERS REQUESTED: None requested.
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.
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.
August 12, 2010
SUBDIVISION
ITEM NO_ 2 (Cont.
FILE NO.: S-1636-13
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
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now requesting to amend the preliminary plat to allow the
development of 30 residential lots and two (2) cul-de-sac streets. The previous
approval allowed the development of lots on a single cul-de-sac street. The new
proposal allows for the addition of Beau Rivage Circle in addition to Beau Rivage
Drive for a total of 1,187.15 linear feet of new public street. All streets will be
constructed to Master Street Plan standard for a minor residential street.
The subdivision contains 16 acres and is proposed with 8.2 acres dedicated as
open space. The average lot size proposed with the plat is 0.227 acres and the
minimum lot size proposed is 0.164 acres. The development is proposed with an
overall density of 1.825 units per acre.
B. EXISTING CONDITIONS:
The site is heavily wooded and appears to contain a significant slope from north
to south. The site abuts the Walton Heights Subdivision to the north and to the
south an area zoned Open Space. Aiong 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 a few informational phone calls from the area
property owners. All property owners abutting the site and the Walton Heights
Property Owners Association were notified of the public hearing.
2
August 12, 2010
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1636_B
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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).
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. A grading permit
has been issued for geotechnical exploration on the site.
3. Staff has worked with the applicant on the street design.
4. Since the street is proposed not to be 26 feet in width, show on the plan the
area of street where parking will be restricted to one side.
5. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent
property.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
9. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
10. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
11. 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 Engineer 379-1813
(Steve Philpott) for more information.
12. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
Q
August 12, 2010
ei iRnivi�in:�
ITEM NO.: 2 (Cont.
FILE NO.: S-1636-B
13. Provide the profile of the proposed street showing centerline grade, sight
distance, and horizontal radius of the centerline.
14. Retaining walls designed to exceed 15-feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
15. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as -built certification is required for construction of the
retaining wall.
16. Plat a no access easement along the south side of Beau Rivage Drive east
of the last proposed lot.
17. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
18. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
19. A 45-foot right-of-way is required to be dedicated for minor residential
streets.
20. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for this project.
Contact the Little Rock Wastewater Utility for additional information.
Enter : Additional easements are required. A 10-foot easement is required
along the common property lines of Lots 27 and 28 and Lots 28 and 29.
Center -Point Enemy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A short main extension will be required to provide
water service to this property. All Central Arkansas Water requirements in effect
at the time of request for water service must be met. 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
C!
August 12, 2010
SUBDIVISION
ITEM NO.: 2 [Cont.] FILE NO.: S-1636-B
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: The development consists of 30 residential lots which will not.
require the placement of a 2nd access to the subdivision. 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.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT- (July 22, 2010)
Mr. Mark Redder of the Holloway Firm was present representing the applicant.
Staff presented an overview of the request stating the Commission had reviewed
a preliminary plat for this subdivision earlier in the year. Staff stated the
developers were requesting a revision to the previously approved preliminary
plat. Staff stated the number of proposed lots had not changed but the street
layout had changed from the original approval.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to any grading on the site. Staff also requested the applicant
provide a letter certifying the sight distance of the intersections complied with
ASHTO design standards. Staff stated streetlights were required with the final
platting of the new subdivision. Staff stated since the street was not proposed to
be 26-feet in width, restricted parking would be required and requested
Mr. Redder provide the location on the proposed plat where parking would be
restricted.
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.
5
August 12, 2010
SUBDIVISION
ITEM NO.: 2--(Cont.
H. ANALYSIS:
FILE NO.: S-1636-B
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the July 22, 2010, Subdivision Committee meeting. The applicant has
provided staff with a letter certifying the sight distance of the intersections. The
revised preliminary plat indicates the location of restricted parking as requested
by staff. The street grades of the development comply with the grades required
per the Master Street Plan for a minor residential street standard.
The request is to allow the creation of 30 single-family residential lots within this
16.438 acre parcel. The average lot size proposed is 0.227 acre and the overall
density of the development is 1.825 units per acre. A total of 1,187.15 linear feet
of new public street is proposed. Within the development a total of 8.259 acres
will be dedicated to open space all contained in one (1) tract. The developer has
indicated the open space will be dedicated to the City of Little Rock or to the
Nature Conservancy to ensure the property is not developed in the future.
The plat is indicated with a 25-foot front building line along the new street. A
note on the plat indicates side and rear yard setbacks consistent with the Zoning
Ordinance for R-2, Single-family zoned property. The iot widths and areas are
indicated consistent with the development standards established by the
Subdivision Ordinance for R-2, Single-family zoned property. The proposed plat
indicates the placement of a 10-foot restrictive access easement an Lots 1 and
29 adjacent to Southridge Drive and along the south side of Beau Rivage Drive
adjacent to the open space area.
To staff's knowledge there are no remaining outstanding technical issues in need
of addressing associated with the request. The subdivision is proposed with an
overall density of 1.825 units per acre which is consistent with single-family
development per the City's Future Land Use Plan. The proposed subdivision
appears to fully comply with the typical design standards of the City's ordinances.
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.
PLANNING COMMISSION ACTION: (AUGUST 12, 2010)
The applicant was present. There was one registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
0
August 12, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1636-B
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Mr. Bob Holloway addressed the Commission on the merits of the request. He stated
the Commission had previously approved the request to allow the development of
30 homes on this site. He stated once exploration began it was determined rock existed
in areas which did not allow for the street layout as previously proposed. He stated with
the addition of the second cul de sac this allowed the subdivision to develop and he felt
the layout a better design than the original.
Ms. Judy Lansky addressed the Commission in opposition of the request. She stated
she was a resident of the Walton Height Subdivision and a member of the Walton
Heights Property Owners Board. She stated the neighborhood wanted to go on record
with opposition to the request. She stated the concerns were the same as with the
original proposal; the sight distance at the entrance to the subdivision and the additional
traffic on Southridge Drive and on Cantrell Road. She stated with 30 new homes this
would add an additional 300 vehicle trips per day on the street. She stated the traffic in
the neighborhood was presently difficult the additional traffic would over tax the streets
and intersections. She reminded the Commission of a recent article in the Democrat
Gazette stating the intensity of congestion on Cantrell Road at the 1-430 intersection.
Mr. Holloway stated he felt the development a quality development. He stated the sight
distance had been certified and Public Works was not concerned with the placement of
the street intersection.
There was no further discussion of the item.
approval of the item as presented by staff. The
0 noes, 3 absent, 1 abstention and 1 open position
The chair entertained a motion for
motion carried by a vote of 6 ayes,
7