HomeMy WebLinkAboutS-1278 Staff AnalysisMay 11, 2000
ITEM NO.: 5
FILE NO.: 5-1278
NAME: Ranch Highlands Addition - Preliminary Plat
LOCATION: North of Cantrell Road and west of Patrick
Country Road
DEVELOPER:
ENGINEER:
Ranch Properties, Inc. White-Daters and Associates
900 S. Shackleford, Suite 300 401 S. Victory Street
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 47 acres NUMBER OF LOTS: 80 FT. NEW STREET: 5,300 if
ZONING: R-2
VARIANCES/WAIVERS REQUESTED:
4.Variance to allow a 10 percent intersection grade.
5.Variance for length of a cul-de-sac street.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide 47 acres into 80 lots
for single family residential development, with
approximately 6,800 linear feet of new streets. The
property is zoned R-2. The following phases are proposed:
Phase I - Valley Ranch Drive
Phase II - Lots 1-15 and 54-80
Phase III - Lots 16-53
A total of 19 of the proposed lots are proposed to be
developed based on the ordinance hillside standards. These
lots have an average slope of greater than 18 percent and
are allowed to have a 15 foot platted front building line.
All of these lots meet the minimum lot area of 10,000
square feet.
May 11, 2000
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1278
The applicant is requesting a variance for a 10 percent
grade at the intersection of Highlands Court and Highlands
Lane. The applicant is also requesting a variance for cul-
de-sac length for Highlands Circle.
B. EXISTING CONDITIONS:
The property is undeveloped and heavily wooded, with
varying degrees of slope.
There is a large amount of undeveloped property in this
general area. The area also contains a scattering of
single-family residences on large lots, with a mixture of
uses along Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
The Johnson Ranch and Aberdeen Court Neighborhood
Associations were notified of the public hearing. As of
this writing, staff has received one (1) phone call from a
person requesting information on this plat.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Patrick County Lane is listed on the Master Street Plan
as a collector street. Dedicate right-of-way to 30 feet
from centerline.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development. (Add sidewalk to Highland Lanes).
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Cantrell Road frontage needs to have sidewalk and
handicap ramps.
5. Stormwater detention ordinance applies to this property.
6. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
7. Terminate North Ridge Road with cul-de-sac and dedicate
right-of-way.
8. Show drainage easements on the property.
9. A Sketch Grading and Drainage Plan per Sec. 29-186(e)
will be required with a building permit.
FA
May 11, 2000
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: S-1278
10. A Grading Permit per Secs. 29-186(c) and (d) will be
required with a building permit.
11. Contact the ADEQ for approval prior to start of work.
12. Cantrell Road has a 1998 average daily traffic count of
5,200.
13. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
14. Add right turn lane from Cantrell into Valley Ranch
Drive.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment received.
Water: Water service is available from the Intermediate
pressure system. Current maximum service elevation is
approximately elevation 430. Higher service elevation
might be achieved by looping to the proposed "Northwest
Territory" development. Hydraulic analysis will be
required for approval of water plans. Acreage fees of
$300 per acre will apply in addition to normal charges.
Fire Department: Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: No Affect -Not on a dedicated bus route. Site is
close to #25 Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
No Comment.
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May 11, 2000
SUBDIVISION
ITEM NO.: 5 (Cont.)
G. ANALYSIS:
FILE NO.: S-1278
The applicant submitted a revised preliminary plat drawing
to staff on April 26, 2000. The revised plat addresses
some of the staff comments as noted at the Subdivision
Committee meeting. The source of title and the names of
all abutting property owners (including across the street)
need to be shown on a revised plat.
As noted in paragraph A., the applicant is requesting a
variance to allow a 10 percent intersection grade at the
intersection of Highlands Court and Highlands Lane. The
maximum street grade allowed by ordinance is five (5)
percent. The applicant is also requesting a variance from
the maximum length requirement for a cul-de-sac for
Highlands Circle. The maximum length of a cul-de-sac
allowed by ordinance is 1,500 feet. The proposed length of
Highland Circle is approximately 2,000 feet. As of this
writing, Public Works has not provided a recommendation on
the variances.
Public Works has noted concerns with the proposed width of
Highlands Court and the portion of Highlands Lane between
Highlands Court and Valley Ranch Drive (50 foot width
proposed). Public Works feels that because of the possible
future extension of Highlands Court to the west, the above
mentioned streets need to be constructed to collector
standards (60 feet of right-of-way) . Staff will attempt to
have this issue and the variance issues resolved prior to
the public hearing.
Otherwise, there should be no outstanding issues associated
with the proposed preliminary plat. The proposed plat
should have no adverse effect on the general area.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject
to the following conditions:
1. Compliance with the requirements as noted in paragraphs
D, and E of this report.
2. Public Works will present a recommendation on the
requested variances at the public hearing.
3. The issue relating to street width for Highlands Court
and a portion of Highlands Lane must be resolved.
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May 11, 2000
SUBDIVISION
ITEM NO.: 5 (Cont.)
FILE NO.: S-1278
4. A revised preliminary plat drawing must be submitted to
staff with the additional information as noted in
paragraph G.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 20, 2000)
Tim Daters was present, representing the application. Staff
gave a brief description of the preliminary plat and noted
several items which needed to be shown on a revised plat
drawing. Staff requested additional information on the
requested variances. The variances were briefly discussed.
Mr. Daters noted that a phasing plan would be determined and
presented to staff. He also noted that the slopes for the
hillside lots would be shown on the revised plat.
The Public Works requirements were briefly discussed. Mr.
Daters noted that additional information on North Ridge Road
would be provided. It was noted that additional right-of-way
for Patrick Country Road would be required. Mr. Daters stated
that the Master Street Plan requirements for the road would be
shown on the revised plat drawing.
After the discussion, the Committee forwarded the preliminary
plat to the full Commission for final action.
PLANNING COMMISSION ACTION:
(MAY 11, 2000)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
Staff noted that Public Works supported the intersection street
grade and cul-de-sac length variances as requested. Public
Works also noted that the street width issue for Highlands Court
and Highlands Lane had been resolved.
The Chairperson placed the item before the Commission for
inclusion within the Consent Agenda for approval as recommended
by staff. A motion to that effect was made. The motion passed
by a vote of 8 ayes, 0 nays, 2 absent and 1 open position.
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