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HomeMy WebLinkAboutS-1280-G Staff AnalysisItem No. 3 Valley Falls Estates Revised Preliminary Plat S-1290-G Planning Staff Comments: 1. Notice of Public Hearing to abutting Property Owners. 2. Change the name of the Water Supplier. 3. Provide Vicinity Map to Scale. 4. Request Variances. Variance/Waivers: 1. A Variance for Double Frontage Lots for Lots 13 A — 13D, 14 — 18, 83 — 86. 2. Private Gated Street. 3. Reduced Building Line for Lots 30 - 35. 4. A five year deferral of street improvements, or until adjacent property develops, for an unnamed arterial along the properties eastern boundary. Public Works: 1. Unnamed arterial at east boundary has been reclassified on the Master Street Plan as a collector. A dedication of right-of-way 35 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the street including 5-foot sidewalks with planned development. This street is to be one- half of a 36-foot street with curb and gutters. Seek a re -deferral until adjacent property to the north dedicates right-of-way. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. NPDES and grading permits are required prior to construction, site grading, and drainage plan will need to be submitted and approved. 5. Stormwater detention ordinance applies to this property. 6. Limit grade to 5% at intersection for 30 feet from curb line or seek variance. 7. Prepare a letter of pending development addressing street lights as required by section 31-403 of the Little Rock code. Contact Traffic Engineering at 340-4880 (Steve Philpott) for more information regarding street light requirements Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for project. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Phase 1 and Phase 2 have approved water lines installed. Phase 3 has approved plans, installation not complete. Phase 4 — 9 will require the extension of water facilities as per CAW specifications. All extension require LR Fire Department approval. Acreage fees for this area is currently $300 per acre. Fire Department: Place fire hydrants per code. Maintain a 20-foot wide access and 20-foot gates. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: No comment. Landscape: No comment. Submit 4 copies of the revised site plan (to include additional information as noted above) to staff no later than Wednesday June 5, 2002. FILE NO.: S-1280-G NAME: Valley Falls Estates Revised Preliminary Plat LOCATION: Southwest corner of South Katillus Road and Forest Lane DEVELOPER; Valley Falls Estates, LLC 16801 Valley Falls Drive Little Rock, AR 72223 AREA: 120.0 acres NUMBER OF LOTS CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 CENSUS TRACT: 42.11 ENGINEER: White-Daters & Associates #24 Rahling Circle Little Rock, AR 72223 99 FT. NEW STREET: 7450 VARIANCES/WAIVERS REQUESTED: None requested. 1. A variance to allow double frontage lots for Lots 13A —13D, 14 —18, 83 — 86. 2. A continued variance to allow a private gated street. 3. A variance to allow a reduced building line for Lots 30 - 35. 4. A continued deferral of street improvements, or until adjacent property develops, for an unnamed collector along the properties eastern boundary. 5. A Variance to allow a 10 percent grade at street intersections. BACKGROUND: On May 11, 2000, the Planning Commission approved the Valley Falls Estates — Preliminary Plat. The approved plat included 86 large 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 street improvements for the unnamed arterial street along the subdivision's east boundary. (The street has now been downgraded to a collector street.) FILE NO.: S-1280-G April 19, 2001, the Planning Commission reviewed a revision to the previously approved preliminary plat. The revision added a total of 8 lots within the southeastern portion of the subdivision. The applicant proposed to revise Phases 7 and 8 for a net increase of eight (8) residential lots. With the revision the applicant requested two variances from the Subdivision Ordinance; a variance to allow Lots 21 — 23 and 27 to be double frontage lots and to allow a reduced rear yard setback for Lots 25 and 26. Due to the excessive slope a 15-foot rear yard setback was proposed to allow the homes to be "pushed -back" as far as possible on the lots. A. PROPOSAL: The applicant proposes to revise four phases (Phases 5, 6, 7 and 8) of the previously approved preliminary plat along the eastern boundary. The revisions include revision of street layout and lot configuration and will result in an increase of the number of approved lots from 94 to 99. There are four variances being requested as a part of the development. These variances were approved as a part of the previously approved preliminary plat, which include: a private gated street, the variance to allow double frontage lots, (the lot numbers have changed from the previously approved preliminary plat), the variance to allow a reduced building line for Lots 30 — 35 (the lots numbers have changed as well) and the deferral of street improvements. B. EXISTING CONDITIONS: Street improvements are currently in place for a portion of Phase I and Phase IV of the subdivision. New homes are being constructed on Valley Creek View, Water View Court and Valley Falls Drive. Foundation work has begun for a site located on Valley Crest Court as well. Other portions of the subdivision are in varying degrees of construction with roadwork, water and wastewater installation. 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 Westchester and the Johnson Ranch Neighborhood Associations and the abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Unnamed arterial at east boundary has been reclassified on the Master Street Plan as a collector. A dedication of right-of-way 35 feet from centerline will be required. 2. Provide design of the street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the street including 5-foot sidewalks with planned development. This street is to be one-half of a 36-foot street with 2 FILE NO.: 5-1280-G curb and gutters or seek a re -deferral until adjacent property to the north dedicates right-of-way. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. NPDES and grading permits are required prior to construction, site grading, and drainage plan will need to be submitted and approved. 5. Stormwater detention ordinance applies to this property. 6. Limit grade to 5% at intersection for 30 feet from curb line or seek variance. 7. Prepare a letter of pending development addressing street lights as required by section 31-403 of the Little Rock code. Contact Traffic Engineering at 340- 4880 (Steve Philpott) for more information regarding street light requirements E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 376-2903 for additional details. ENTERGY: Approved as submitted. ARKLA: Approved as submitted. Southwestern Bell: No comment received. Water: Phase 1 and Phase 2 have approved water lines installed. Phase 3 has approved plans, installation not complete. Phase 4 — 9 will require the extension of water facilities as per Central Arkansas Water specifications. All extensions require Little Rock Fire Department approval. The acreage fee for this area is currently $300 per acre. Contact Central Arkansas Water for additional details at 992-2438. Fire Department: Place fire hydrants per code. Maintain a 20-foot wide access and 20-foot gates. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning No comment received. CATA:Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. I SS U ES/TEC H N I CAL/DESIGN: Plannina Division: No comment. Landscape: No comment. 3 FILE NO.: G. SUBDIVISION COMMITTEE COMMENT: May 30, 2002 Mr. Joe White of White-Daters and Associates was present representing the application. Staff briefly described the proposed preliminary plat stating the proposed plat was a revision to a previously approved preliminary plat for Valley Falls Estates. Staff stated Phase I and Phase II had been final platted with new single-family homes being constructed in these areas. Staff stated the revisions included areas labeled on the proposed preliminary plat as Phase V, VI, VII and VIII. Staff stated there were four variances and/or waivers being requested with the proposed preliminary plat. Staff informed Mr. White additional information was required on the preliminary plat (vicinity map to scale, change the name of the water supplier, etc.). Staff addressed Public Works comments stating the applicant was currently in year two of a five-year deferral of street improvements to the unnamed collector to the east. Staff stated the street was now classified as a collector therefore, a dedication of right-of-way, 35-feet from the centerline would now be required. Comments from the Water Department and the Fire Department were noted. Staff stated the applicant should contact each of these departments for additional information. There was no further discussion. The Committee then forwarded the item to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised preliminary plat to Staff on June 4, 2002. The applicant addressed most of the concerns raised by Staff and the Subdivision Committee. The revised preliminary plat indicated a 10-foot no access easement along the rear property lines of Lots 13A — 18 adjoining the unnamed collector street to the east. Double frontage lots require a variance from the Subdivision Ordinance. Staff is supportive of the requested variance to allow double frontage lots since the applicant has platted the restrictive access easement. The applicant is continuing his request to allow a variance for a gated private street. The Planning Commission approved a private gated street as a part of the previous development. Staff is still supportive of this request. The applicant has requested a 10 percent grade at street intersections. Staff is supportive of this request due to the topography of the site. Also due to the topography the applicant is requesting a variance to allow a reduced building line for Lots 30 — 35. Staff is supportive of this request also since the hillside development standard allows for reduced building lines to facilitate the development of single family in these areas. 4 FILE NO.: S- STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat as submitted subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the request for a continued deferral of street improvements to the unnamed collector street to the east. Staff is supportive of the requested variance to allow a 10 percent grade at street intersections. Staff recommends approval of the requested variances to allow a private gated street. Staff recommends approval of the requested variance to allow double frontage lots for Lots 13A —13D, 14 — 18 and 83 — 86. Staff recommends approval of the requested variance to allow a reduced building line for Lots 30 — 35. PLANNING COMMISSION ACTION: (JUNE 20, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff stated there were variances associated with the proposed preliminary plat. Staff stated they recommended approval of the requested variance to allow a 10 percent grade at street intersections, the requested variance to allow a private gated street, the variance to allow double frontage lots for Lots 13A — 13D, 14 — 18 and 83 — 86. Staff also stated they recommended approval of the requested variance to allow a reduced building line for Lots 30 — 35. Staff stated they recommended approval of the proposed preliminary plat subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 7 ayes, 0 noes, 3 absent and 1 vacant position. 9 June 20, 2002 ITEM NO.: 3 FILE NO.: S-1280-G NAME: Valley Falls Estates Revised Preliminary Plat LOCATION: Southwest corner of South Katillus Road and Forest Lane DEVELOPER: Valley Falls Estates, LLC 16801 Valley Falls Drive Little Rock, AR 72223 AREA: 120.0 acres NUMBER OF LOTS: CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 CENSUS TRACT: 42.11 ENGINEER: White-Daters & Associates #24 Rahling Circle Little Rock, AR 72223 99 FT. NEW STREET: 7450 VARIANCESNVAIVERS REQUESTED: None requested. 1. A variance to allow double frontage lots for Lots 13A —13D, 14 — 18, 83 — 86. 2. A continued variance to allow a private gated street. 3. A variance to allow a reduced building line for Lots 30 - 35. 4. A continued deferral of street improvements, or until adjacent property develops, for an unnamed collector along the properties eastern boundary. 5. A Variance to allow a 10 percent grade at street intersections. BACKGROUND: On May 11, 2000, the Planning Commission approved the Valley Falls Estates — Preliminary Plat. The approved plat included 86 large 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 street improvements for the unnamed arterial street along the subdivision's east boundary. (The street has now been downgraded to a collector street.) June 20, 2002 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1280-G April 19, 2001, the Planning Commission reviewed a revision to the previously approved preliminary plat. The revision added a total of 8 lots within the southeastern portion of the subdivision. The applicant proposed to revise Phases 7 and 8 for a net increase of eight (8) residential lots. With the revision the applicant requested two variances from the Subdivision Ordinance; a variance to allow Lots 21 — 23 and 27 to be double frontage lots and to allow a reduced rear yard setback for Lots 25 and 26. Due to the excessive slope a 15-foot rear yard setback was proposed to allow the homes to be "pushed -back" as far as possible on the lots. A. PROPOSAL: The applicant proposes to revise four phases (Phases 5, 6, 7 and 8) of the previously approved preliminary plat along the eastern boundary. The revisions include revision of street layout and lot configuration and will result in an increase of the number of approved lots from 94 to 99. There are four variances being requested as a part of the development. These variances were approved as a part of the previously approved preliminary plat, which include: a private gated street, the variance to allow double frontage lots, (the lot numbers have changed from the previously approved preliminary plat), the variance to allow a reduced building line for Lots 30 — 35 (the lots numbers have changed as well) and the deferral of street improvements. B. EXISTING CONDITIONS: Street improvements are currently in place for a portion of Phase I and Phase IV of the subdivision. New homes are being constructed on Valley Creek View, Water View Court and Valley Falls Drive. Foundation work has begun for a site located on Valley Crest Court as well. Other portions of the subdivision are in varying degrees of construction with roadwork, water and wastewater installation. 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 Westchester and the Johnson Ranch Neighborhood Associations and the abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Unnamed arterial at east boundary has been reclassified on the Master Street Plan as a collector. A dedication of right-of-way 35 feet from centerline will be required. 6 June 20, 2002 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1280-G 2. Provide design of the street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the street including 5-foot sidewalks with planned development. This street is to be one-half of a 36-foot street with curb and gutters or seek a re -deferral until adjacent property to the north dedicates right-of-way. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. NPDES and grading permits are required prior to construction, site grading, and drainage plan will need to be submitted and approved. 5. Stormwater detention ordinance applies to this property. 6. Limit grade to 5% at intersection for 30 feet from curb line or seek variance. 7. Prepare a letter of pending development addressing street lights as required by section 31-403 of the Little Rock code. Contact Traffic Engineering at 340= 4880 (Steve Philpott) for more information regarding street light requirements' E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 376-2903 for additional details. ENTERGY: Approved as submitted. ARKLA: Approved as submitted. Southwestern Bell: No comment received. Water: Phase 1 and Phase 2 have approved water lines installed. Phase 3 has approved plans, installation not complete. Phase 4 — 9 will require the extension of water facilities as per Central Arkansas Water specifications. All extensions require Little Rock Fire Department approval. The acreage fee for this area is currently $300 per acre. Contact Central Arkansas Water for additional details at 992-2438. Fire Department: Place fire hydrants per code. Maintain a 20-foot wide access and 20-foot gates. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning No comment received. CATA:Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 3 June 20, 2002 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1280-G F, ISSUESITECHNICAL/DESIGN: PlanningDivision: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: May 30, 2002 Mr. Joe White of White-Daters and Associates was present representing the application. Staff briefly described the proposed preliminary plat stating the proposed plat was a revision to a previously approved preliminary plat for V-alley Falls Estates. Staff stated Phase I and Phase II had been final platted with new single-family homes being constructed in these areas. Staff stated the revisions included areas labeled on the proposed preliminary plat as Phase V, VI, Vli and Vill. Staff stated there were four variances and/or waivers being requested with the proposed preliminary plat. Staff informed Mr. White additional information was required on the preliminary plat (vicinity map to scale, change the name of the water supplier, etc.). Staff addressed Public Works comments stating the applicant was currently in year two of a five-year deferral of street improvements to the unnamed collector to the east. Staff stated the street was now classified as a collector therefore, a dedication of right-of-way, 35-feet from the centerline would now be required. Comments from the Water Department and the Fire Department were noted. Staff stated the applicant should contact each of these departments for additional information. There was no further discussion. The Committee then forwarded the item to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised preliminary plat to Staff on June 4, 2002. The applicant addressed most of the concerns raised by Staff and the Subdivision Committee. The revised preliminary plat indicated a 10-foot no access easement along the rear property lines of Lots 13A — 18 adjoining the unnamed collector street to the east. Double frontage lots require a variance from the Subdivision Ordinance. Staff is supportive of the requested variance to allow double frontage lots since the applicant has platted the restrictive access easement. The applicant is continuing his request to allow a variance for a gated private street. The Planning Commission approved a private gated street as a part .of the previous development. Staff is still supportive of this request. 4 June 20, 2002 SUBDIVISION ITEM NO.: 3 FILE NO.: 5-1280-G The applicant has requested a 10 percent grade at street intersections. Staff is supportive of this request due to the topography of the site. Also due to the topography the applicant is requesting a variance to allow a reduced building line for Lots 30 — 35. Staff is supportive of this request also since the hillside development standard allows for reduced building lines to facilitate the development of single family in these areas. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat as submitted subject tc compliance with the conditions outlined in paragraphs D, E and F of this report. --- Staff recommends approval of the request for a continued deferral of street improvements to the unnamed collector street to the east. Staff is supportive of the requested variance to allow a 10 percent grade at street intersections. Staff recommends approval of the requested variances to allow a private gated street. Staff recommends approval of the requested variance to allow double frontage lots for Lots 13A — 13D, 14 — 18 and 83 — 86. Staff recommends approval of the requested variance to allow a reduced building line for Lots 30 — 35. 5