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HomeMy WebLinkAboutS-1280-A Staff AnalysisApril 19, 2001 ITEM NO.: 5 FILE NO.: S-1280-A NAME: Valley Falls Estates - Revised Preliminary Plat LOCATION: South end of South Katillius Road DEVELnPRR . ENGINEER_ Valley Falls Estates, LLC White-Daters and Associates 404 E. Kiehl 24 Rahling Circle Sherwood, AR 72020 Little Rock, AR 72223 AREA: 120 acres NUMBER OF LOTS: 94 FT. NEW STREET: 8,500 linear feet ZONING: R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow double -frontage lots (Lots 21-23 and 27). 2. A variance to allow reduced rear yard setbacks (Lots 25-26). BACKGROUND: On May 11, 2000, the Planning Commission approved the Valley Falls Estates - Preliminary Plat. The approved plat included 86 larger single family residential lots with approximately 8,500 linear feet of new streets. The lots were proposed to be final platted in phases. On June 20, 2000, the Board of Directors passed Ordinance 18,299, which granted a five (5) year deferral for the street improvements for the unnamed arterial street along the subdivision's east boundary. April 19, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) A. PROPOSAL: FILE NO.: 5-1280-A The applicant proposes to revise the previously approved preliminary plat, adding a total of 8 lots within the southeastern portion of the subdivision. The previously approved plat showed ten (10) large lots within phases 7 and 8. The applicant proposes to revise these two phases, for a net increase of eight (8) lots. With the revision of phases 7 and 8, the applicant is requesting two (2) variances. The first is a variance to allow Lots 21-23 and 27 to be double -frontage lots. These lots have street frontage on two (2) streets. The second variance is requested to allow a reduced rear yard setback for Lots 25 and 26. A 15-foot rear yard setback is proposed for these two lots due to the excess slope in this area. The applicant notes that the homes to be constructed on these lots need to be pushed back as far as possible on the lots. B. EXISTING CONDITIONS: Street improvements are currently under construction within Phase I of this subdivision. Model homes are also under construction on Lots 1 and 77. The remainder of the subdivision is undeveloped and wooded, with varying degrees of slope. The general area is made up of single family residences on large lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Johnson Ranch and Bayonne Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Same Comments as previously submitted on 5-1280 as follows: 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 kA April 19, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 5-1280-A improvements to this street including 5-foot sidewalk with planned development. 3. Lots shall not have access to minor arterial per Ordinance 15,594, show no access easement on the plat. 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. New Comments: 1.Show easement for proposed storm drainage at Lot 53, upstream of flared end section. 2.Clarify eastern boundary street location (Lucky Lane) and any changes to MSP this area affecting street classification, connectivity, and water main route selection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. 3 April 19, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1280-A Water: Current maximum service elevation at this location is approximately elevation 490. Service (and fire protection) for proposed lots 27-31 and 36A-36F will require site Grading to lower the ground elevation or additional water line improvements, 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. Fire Department: No Comment. County Planning: See attached Pulaski County memorandum dated March 19, 2001. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Tim Daters was present, representing the application. Staff briefly described the revised preliminary plat. Staff noted that the average slope needed to be shown on the plat for Lots 25-31 and that a rear access easement needed to be shown for Lots 24-26. Staff also noted that a maximum service elevation note needed to be shown on the plat as requested by waterworks. The Public Works issues were briefly discussed. Staff made Mr. Daters aware of the comments made by Pulaski County Planning (memorandum dated 3/19/01). After the discussion, the Committee forwarded the revised preliminary plat to the full Commission for final action. 4 April 19, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) H. ANALYSIS: FILE NO.: S-1280-A The applicant submitted a revised preliminary plat drawing to staff on April 4, 2001. The revised plat addresses the issues as raised by staff at the Subdivision Committee meeting. The revised plat notes the average slope for Lots 27-31 and shows a rear access easement for Lots 24-26. The waterworks note concerning maximum service elevation has also been added. Staff required that the average slope be shown for Lots 27- 31 based on the fact that the applicant is proposing hillside standards for these lots. According to ordinance, lots that have an average slope in excess of 18 percent may have a platted front building line of 15 feet. Lots 27-31 qualify for the hillside standards based on the average slope being in excess of 18 percent and the lots having an area greater than 10,000 square feet. As noted in paragraph A., the applicant is requesting a variance to allow Lots 21-23 and 27 with double street frontage. The ordinance typically prohibits double - frontage lots. However, the ordinance allows double - frontage lots to be used to help facilitate residential development in hillside areas, which is the case here. Staff supports the variance as requested. The applicant is also requesting a variance to allow a reduced rear yard setback for Lots 25-26. The applicant is proposing a 15-foot rear yard setback for these two lots. The ordinance requires a minimum rear yard setback of 25 feet for residential lots. The applicant is requesting a reduced rear yard setback for these lots due to the existing topography (extreme slope). The applicant wishes to have the homes constructed on the lots as far back as possible. The proposed 15 foot rear yard would align with the front platted building lines for Lots 27-31. Staff also feels that this variance is reasonable given the hillside situation. Otherwise, there should be no outstanding issues associated with the revised preliminary plat. The revised plat should have no adverse impact on the general area. The lots shown in Phases 7 and 8 far exceed the minimum ordinance standards for lot width and area. 5 April 19, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) I. STAFF RECOMMENDATIONS: FILE NO.: 5-1280-A Staff recommends approval of the revised preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff supports the variances for double frontage lots and reduced rear yard setbacks as noted in paragraph H. of this report. PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman 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 and 3 absent. 0 FILE NO.: S-1280-A NAME: Valley Falls Estates - Revised Preliminary Plat LOCATION: South end of South Katillius Road DEVELOPER: ENGINEER: Valley Falls Estates, LLC White-Daters and Associates 404 E. Kiehl 24 Rahling Circle Sherwood, AR 72020 Little Rock, AR 72223 AREA: 120 acres NUMBER OF LOTS: 94 FT. NEW STREET: 8,500 linear feet ZONING: R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow double -frontage lots (Lots 21-23 and 27). 2. A variance to allow reduced rear yard setbacks (Lots 25-26). BACKGROUND: On May 11, 2000, the Planning Commission approved the Valley Falls Estates - Preliminary Plat. The approved plat included 86 larger single family residential lots with approximately 8,500 linear feet of new streets. The lots were proposed to be final platted in phases. On June 20, 2000, the Board of Directors passed Ordinance 18,299, which granted a five (5) year deferral for the street improvements for the unnamed arterial street along the subdivision's east boundary. FILE NO.: S-1280-A (Cont.) A. PROPOSAL: The applicant proposes to revise the previously approved preliminary plat, adding a total of 8 lots within the southeastern portion of the subdivision. The previously approved plat showed ten (10) large lots within phases 7 and 8. The applicant proposes to revise these two phases, for a net increase of eight (8) lots. With the revision of phases 7 and 8, the applicant is requesting two (2) variances. The first is a variance to allow Lots 21-23 and 27 to be double -frontage lots. These lots have street frontage on two (2) streets. The second variance is requested to allow a reduced rear yard setback for Lots 25 and 26. A 15-foot rear yard setback is proposed for these two lots due to the excess slope in this area. The applicant notes that the homes to be constructed on these lots need to be pushed back as far as possible on the lots. B. EXISTING CONDITIONS: Street improvements are currently under construction within Phase I of this subdivision. Model homes are also under construction on Lots 1 and 77. The remainder of the subdivision is undeveloped and wooded, with varying degrees of slope. The general area is made up of single family residences on large lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Johnson Ranch and Bayonne Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Same Comments as previously submitted on S-1280 as follows: 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 this street including 5-foot sidewalk with planned development. 2 FILE NO.: S-1280-A (Cont.) 3. Lots shall not have access to minor arterial per Ordinance 15,594, show no access easement on the plat. 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. New Comments: 1. Show easement for proposed storm drainage at Lot 53, upstream of flared end section. 2.Clarify eastern boundary street location (Lucky Lane) and any changes to MSP this area affecting street classification, connectivity, and water main route selection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARIA,: No Comment received. Southwestern Bell: No Comment. Water: Current maximum service elevation at this location is approximately elevation 490. Service (and fire protection) for proposed lots 27-31 and 36A-36F will require site Grading to lower the ground elevation or additional water line improvements, interior and/or exterior to the K7 FILE NO.: S-1280-A (Cont. development. Hydraulic analysis will be required for approval of water plans. Acreage fees of $300 per acre will apply in addition to normal. Fire Department: No Comment. County Planning: See attached Pulaski County memorandum dated March 191 2001. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Tim Daters was present, representing the application. Staff briefly described the revised preliminary plat. Staff noted that the average slope needed to be shown on the plat for Lots 25-31 and that a rear access easement needed to be shown for Lots 24-26. Staff also noted that a maximum service elevation note needed to be shown on the plat as requested by waterworks. The Public Works issues were briefly discussed. Staff made Mr. Daters aware of the comments made by Pulaski County Planning (memorandum dated 3/19/01). After the discussion, the Committee forwarded the revised preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on April 4, 2001. The revised plat addresses the issues as raised by staff at the Subdivision Committee meeting. The revised plat notes the average slope for Lots 27-31 and shows a rear access easement for Lots 24-26. The waterworks note concerning maximum service elevation has also been added. 4 FILE NO.: S-1280-A (Cont. Staff required that the average slope be shown for Lots 27- 31 based on the fact that the applicant is proposing hillside standards for these lots. According to ordinance, lots that have an average slope in excess of 18 percent may have a platted front building line of 15 feet. Lots 27-31 qualify for the hillside standards based on the average slope being in excess of 18 percent and the lots having an area greater than 10,000 square feet. As noted in paragraph A., the applicant is requesting a variance to allow Lots 21-23 and 27 with double street frontage. The ordinance typically prohibits double - frontage lots. However, the ordinance allows double - frontage lots to be used to help facilitate residential development in hillside areas, which is the case here. Staff supports the variance as requested. The applicant is also requesting a variance to allow a reduced rear yard setback for Lots 25-26. The applicant is proposing a 15-foot rear yard setback for these two lots. The ordinance requires a minimum rear yard setback of 25 feet for residential lots. The applicant is requesting a reduced rear yard setback for these lots due to the existing topography (extreme slope). The applicant wishes to have the homes constructed on the lots as far back as possible. The proposed 15 foot rear yard would align with the front platted building lines for Lots 27-31. Staff also feels that this variance is reasonable given the hillside situation. Otherwise, there should be no outstanding issues associated with the revised preliminary plat. The revised plat should have no adverse impact on the general area. The lots shown in Phases 7 and 8 far exceed the minimum ordinance standards for lot width and area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised preliminary plat subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D and E of this report. 2.Staff supports the variances for double frontage lots and reduced rear yard setbacks as noted in paragraph H. of this report. 5 FILE NO.: S-1280-A (Cont.) PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman 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 and 3 absent. 2 1324.71' 69 s 70 82 6 + 83 68 171 a� el PHI o I 67 72 �I x 80! m 85 L 66 P 73 p 9 79 Lu 5 a 86 F 65 87 77 78 YS•s 64 I 75 �a se Y FAIL 5 prt1V �3 2 63 j — I 42 LI 62 4 43 40 , S TALL BRICK WALL WITH J 12" TALL COLUMNS DEVELOPER SHALL DEDICATE 25' R.O.W. FOR RESIDENTIAL STREET 7FVELOPER SHALL CONSTRUCT 1/2 STREET IMPROVEMENTS FOR 26' RESIDENTIAL STREET 10 10 61 1311' N 44 3 r 60 I 45 6 PHASE V ` `— 38 7 8 9 10 II 12 13 14 15 59 PHASE VI 46 37 58 [ VALLEY CREEK VIEW 47 36H 36G ���• 32 33 34 35 36 I II 19 18 17 16 57 48 Sa 56 I w 31 49 30 20 55 I a 36F 29 + 50 AS VfljB I 27 ` HASE 54 51 36E �9 26 22 53 CHASE IX 36D 36C 25 �p 52 36B 36A 24 23 1324.71' 30• ACCESS TRST2NR14W24 � ITEM NO CT 42.06 REVISED PRELIMINARY PLAT PD 19 S-1280- A WARD 0 SOUTH END OF KATILLUS ROAD NORTH