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HomeMy WebLinkAboutS-1280 Staff AnalysisMay 11, 2000 ITEM NO.: 7 NAME: Valley Falls Estates - Preliminary Plat FILE NO.: 5-1280 LOCATION: West side of S. Katillius Road, at Forest Lane DEVELOPER: Bert Parke c/o Ron Tabor 8315 Cantrell Road Little Rock, AR 72227 ENGINEER: White-Daters and Associates 401 S. Victory Street Little Rock, AR 72201 AREA: 120 acres NUMBER OF LOTS: 85 ZONING: R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 5,300 if 1.Variance to allow a 10 percent intersection grade. 2.Variance to allow an increased length for four (4) minor residential streets. 3.Deferral of street improvements to the minor arterial abutting the property's east boundary. A. PROPOSAL: The applicant proposes to subdivide 120 acres into 85 lots for single family residential development. A total of 8,000 linear feet of new streets is proposed. The subdivision is proposed in the following phases: Phase 1 - Lots 1-21 73-85 Phase 2 - Lots 3-5, 28, 33-38, 72 Phase 3 - Lots 6-10, 17, 24-27 Phase 4 - Lots 11-16 May 11, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: 5-1280 Phase 5 - Lots 18-23 Phase 6 - Lots 29-32 Phase 7 - Lots 39-43, 53-58, 71 Phase 8 - Lots 44-52 Phase 9 -- Lots 59-70 The primary entrance to the subdivision will be from S. Katillius Road. There will be gates and a guard house at this entrance. There will be an auxiliary emergency vehicle entrance from the future minor arterial along the property's east boundary. The applicant is proposing a variance to allow a 10 percent street grade at the intersection of Street D and E. The applicant is also requesting a variance to allow an increased length for four (4) minor residential streets (Streets B, C-north, C-south and F). The applicant is also requesting a deferral for the minor arterial street along the property's east boundary, for five (5) years or until adjacent development. B. EXISTING CONDITIONS: The property is undeveloped and heavily wooded, with varying degrees of slope. The general area is made up of single family residences on large lots. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch Neighborhood Association was 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. Unnamed arterial is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 35 feet from centerline is required. Location needs to match Master Street Plan. Construct one-half street improvements or request deferral. 2. Provide design of South Katillius conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 3. Lots shall not have access to minor arterial per Ordinance 15,594, show no access easement on the plat. 2 May 11, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1280 4. All private streets shall conform to Public Street Standards and be submitted for Design approval. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. 8. 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. 9. Define drainage easements and show preliminary drainage design on plat. 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. Access easements serving tracts shall be minor residential standards with cul-de-sacs or "T" turnaround with 24 feet pavements in 45 feet right-of-way. 13. Name all streets, contact David Hathcock. 14. Street "B" and "C" do not meet minor residential standards. 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 460. Higher service elevations might be achieved by looping the water main, interior and/or exterior to the development. Hydraulic analysis will be required for approval of water plans. Acreage fees of $300 per acre will apply in addition to normal charges. Adequate fire protection will be almost impossible on the large tracts with the proposed lot layout. 3 May 11, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1280 Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 regarding a second entrance to the subdivision. County Planning: No Comment received. CATA: No Affect -Not on a dedicated bus route F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on April 26, 2000. The revised plat provides the additional information as requested by staff and discussed by the Subdivision Committee. The applicant is requesting a variance to allow a 10 percent street grade (Street E) at the intersection of streets D and E. A maximum grade of 5 percent is allowed by ordinance. The applicant is also requesting a variance to allow increased lengths for four (4) minor residential streets. The maximum length for a minor residential street is 750 feet. The variance is requested for the following streets: Street B - 800 linear feet Street C (north) - 900 linear feet Street C (south) - 1,300 linear feet Street F - 900 linear feet The applicant is also requesting a deferral of street improvements to the minor arterial along the property's east boundary. The deferral is proposed for five (5) years or until adjacent development. 4 May 11, 2000 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: 5-1280 As of this writing, Public Works has not made a recommendation on the two (2) variance and deferral requests. The applicant will meet with Public Works and attempt to resolve these issues prior to the public hearing. Public Works has also noted concern with the stormwater detention areas as proposed. The applicant needs to confirm that these areas will conform to ordinance standards. To staff's knowledge, these are the issues that need to be resolved. With resolution of these issues, the proposed plat should have no adverse impact on adjacent property. 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. The Public Works issues as noted in paragraph G. must be resolved. Public Works will provide recommendations to the variance and deferral requests at the public hearing. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Joe White and Ron Tabor were present, representing the application. Staff briefly described the preliminary plat, noting several items which needed to be shown on a revised plat drawing. Mr. White indicated no problem with the Planning Staff comments. The Public Works requirements were briefly discussed. The minor arterial along the property's east boundary was discussed. In response to a question from staff, Mr. Tabor noted that he would work with the fire department on a second entrance into the subdivision. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. PLANNING COMMISSION ACTION: (MAY 11, 2000) Ron Tabor and Joe White were present, representing the application. Staff briefly described the preliminary plat, with �-1 May 11, 2000 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1280 a recommendation of approval with conditions. There were no objectors present. Staff noted that Public Works supported the following: 1. A variance to allow a 10 percent street grade for Street E. 2. A variance to allow increased length for four (4) minor residential streets (Street B, C-.north, C-south and F). 3. A deferral of street improvements to the minor arterial along the property's east boundary. Commissioner Downing asked if this would be a gated community and if the streets would be public. Mr. Tabor responded that the neighborhood would be gated and that the streets would be private. Commissioner Downing asked about fire protection. Mr. White responded that a design could be achieved which would provide adequate water pressure for fire protection. Commissioner Downing made additional comments regarding the gated community issue. Vice -Chair Berry asked about the streets in this general area. Mr. White described the future minor arterial along the property's east boundary. He made additional comments regarding the gated community issue and questioned the demand of gated communities. Mr. Tabor stated that there were market interests in gated communities. He noted that the applicant had prospective buyers. Vice -Chair Berry made additional comments regarding neighborhood connectivity and fire safety. Mr. Tabor addressed fire department access. He noted that this issue would be worked out with the fire department. He stated that the project would be developed in small phases. Commissioner Lowry asked about fire department approval of a second entrance. Mr. Tabor noted that fire department approval would be obtained. This issue was briefly discussed. Commissioner Downing asked Jim Lawson about the history of gated communities. Mr. Lawson noted that developers have worked out access issues with the fire department in the past. There was additional discussion regarding gated communities. Stephen C May 11, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1280 Giles, City Attorney's Office, stated that there were no regulations to prohibit gated communities. There was a motion to approve the preliminary plat subject to the conditions as noted by staff and the requirement that the applicant obtain written approval from the fire department within 10 days regarding the access and water pressure issues. The motion passed by a vote of 7 ayes, 1 nay, 2 absent and 1 open position. 7