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HomeMy WebLinkAboutS-1280-P Staff AnalysisAugust 27, 2015 ITEM NO.: 2 FILE NO.: S-1280-P NAME: LaMarche Garden Preliminary Plat LOCATION: Located East of the Valley Falls Estates Subdivision and South of the Gardens at Valley Falls Subdivision DEVELOPER: Bullwinkle, LLC 1501 North University Avenue Little Rock, AR 72207 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 16.1 acres NUMBER OF LOTS: 61 FT. NEW STREET: 2,500 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 — Chenal CENSUS TRACT: 42.12 VARIANCEM/AIVERS: 1. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 2. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 3. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. 4. A variance from the City's Land Alteration Ordinance to allow grading of the lots with the development of the subdivision. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The proposed development contains 16.1-acres located on the west side of LaMarche Drive and south of Taylor Loop Road. The project is adjacent to the Gardens at Valley Falls Estates on the north and Valley Falls Estates on the west and Chenal Valley to the south. The developer is proposing 61-lots that average 60-feet wide and 117-feet deep. A variance for 20-foot front and rear yard August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1280-P setbacks along with 5-foot side yard setbacks is being requested. The setbacks proposed are similar to those in the Gardens at Valley Falls and allow construction of slightly larger homes to blend with the surrounding developments. An emergency access is proposed to the west and will connect to Valley Creek View within the Valley Falls Estates subdivision. This connection will provide secondary access to the Valley Falls Estates subdivision to LaMarche Drive as well as provide this proposed subdivision secondary access via Valley Falls Estates. The access was indicated on the original plat for Valley Falls Estates nearly 15-years ago. The access will be gated with a "knox-box" for emergency personnel only. The request includes a variance from the City's Land Alteration Ordinance to allow advanced grading. This will allow the entire subdivision to be graded at one time with all the infrastructure being completed as a single phase. The developer is also proposing 15-foot tall slopes with 10-foot benches as opposed to the typical 10-foot tall slopes. The total slope height will not exceed 30-feet. This will allow additional areas to capture run-off on the south side of the project where it will be piped to the proposed stormwater detention facility at the northeastern corner of the development. B. EXISTING CONDITIONS: The site is a wooded site siting on the western side of the proposed LaMarche Drive extension. A contact has been awarded for the construction of LaMarche Drive and the roadway should be completed in early 2016. To the east of the site are single-family homes located on 5 plus acre lots. West of the site are homes constructed in the Valley Falls Estates Subdivision which has developed with larger lots, for the most part one (1) acre and above, and to the north is a single-family subdivision which has developed with attached and detached single-family homes. The detached homes are located on lots which average 7,500 square feet. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. 2 August 27, 2015 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1280-P D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1. To comply with the Master Street Plan, LaMarche Garden Drive should be constructed to a residential street standard with 50 foot right-of-way and sidewalk on one (1) side from LaMarche Drive to the west intersection of LaMarche Garden Loop. 2. Are the streets proposed to be public or private? 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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 subdivision proposed to be phased? If phasing is desired, is a variance requested to advance grade future phases of construction with construction of Phase 1? 5. Stormwater detention ordinance applies to this property. 6. 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. 7. 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 Engineering 501.379.1813, Greg Simmons _qsimmons(d),fltt1erock.2rg for more information. 8. An emergency access easement should be provided to the public right-of- way. Using turn movement templates show the proposed emergency access easement can be maneuvered by a firetruck (B-40). 9. The street name LaMarche Garden Drive should be changed to "court" or "cove" do to possible confusion with LaMarche Drive. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. 3 August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P Entergy: Entergy does not object to this proposal. Underground facilities are in the vicinity to the north and to the west of this development. Contact Entergy in advance regarding future service requirements to the development, line extensions, and future facilities locations as this project proceeds. CenterPoint Energu: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. G1 August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1280-P 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. 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: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire 5 August 27, 2015 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1280-P Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. F. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Buildin Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present. Staff presented the item stating there were few outstanding technical issues associated with the request in need of addressing. Staff stated the proposed preliminary plat did include variances from the typical building setback standards established in the R-2, Single-family Zoning District. Staff stated the variances were similar to variance requests with other single-family developments in the area. Staff stated the request included a secondary access to Valley Falls Estates. Staff stated the secondary access was a condition of approval of the Valley Falls Estates subdivision. Public Works comments were addressed. Staff stated LaMarche Garden Drive should be constructed to a residential street standard with a 50-foot right of way and sidewalk on one (1) side from LaMache Drive to the west intersection of LaMarche Garden Loop. Staff stated streetlights were required with the final platting of the lots. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the subdivision. Staff questioned if the lots would be developed in a single phase and if the applicant was requesting to advance grade the site with the installation of the basic infrastructure. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. [1 August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont. H. ANALYSIS: FILE NO.: S-1280-P The applicant submitted a revised preliminary plat drawing to staff addressing most of the technical issues associated with the request raised at the August 5, 2015, subdivision committee meeting. The revised plan indicates the corner lots with a tract to be owned by the property owners association. The plat indicates the streets with a 45-foot right of way and 27-feet of pavement. The plat indicates the lots will be developed in a single phase but the applicant is requesting to grade the future lots with the installation of the streets, water and sewer. Staff recommends LaMarche Garden Drive to be constructed to a residential standard from LaMarche Drive to the east LaMarche Garden Loop intersection and then construct LaMarche Garden Drive to a minor residential standard west of the LaMarche Garden Loop intersection. A standard residential street is to contain a 50-foot right of way, with 26-feet of pavement, back of curb to back of curb and sidewalk on one (1) side. A minor residential street standard allows for construction of 24-feet of pavement within a 45-foot right of way. No sidewalk is required for a minor residential street. The applicant has agreed to revise the preliminary plat to reflect the street standard as recommended by staff. The proposed development contains 16.1-acres and is proposed for development with 61 single-family lots. The lots are proposed with an average width of 60-feet and an average depth of 117-feet for an average lot area of 7,020 square feet. The development is proposed 3.8-units per acre. The proposed plan includes a variance to allow 20-foot front and rear yard setbacks along with 5-foot side yard setbacks. The zoning ordinance (Section 36-245) establishes setbacks for R-2, Single-family zoned lots. The zoning ordinance typically requires the placement of a 25-foot front and rear yard setback. Side yard setbacks are typically ten (10) percent of the lot width, not to exceed eight (8) feet. Staff is supportive of the setbacks as proposed. The setbacks are similar to the setbacks approved for the Gardens at Valley Falls located north of this site. The request includes a variance from the City's Land Alteration Ordinance to allow advanced grading. This will allow the entire subdivision to be graded at one time with all the infrastructure being completed as a single phase. The applicant is proposing two (2) 15-foot tall slopes (1:1 slopes) and a 10-foot wide flat terrace. The ordinance allows 15-foot vertical cuts that are faced with architectural stone the maximum wall height allowed is 30-feet. The applicant has stated the total wall height will not exceed 30-feet. The applicant has stated he will plant pine trees at the bottom edge and the flat terrace of the slope placed 7 August 27, 2015 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1280-P 15-feet on center. No seeding or vegetation is proposed to be provided on the 1:1 slope face due to exposed shale. The slope is located on the south property line from LaMarche Drive to Valley Creek View. Existing slopes across the site show a 140-foot elevation difference from the north property line to the south property line. Four (4) defined flow paths enter the property from the south. The flow paths are directed toward the back of the lots adjacent to the south property line. Staff is concerned about drainage coming from the south going down the 30-foot vertical slope and into the back yards of the proposed new lots. The plat does not allow for access to this area for maintenance of the diversion ditches that will be located behind the property fences on the south property line. At the time of this writing staff has not been provided a sketch grading and drainage plan. It was initially thought the subdivision would conform to the existing grades. Due to the proposal for the 30-foot slopes staff feels the sketch grading and drainage plan must be provided for review. Staff is not supportive of the applicant's request. The purpose of the Land Alteration Ordinance is to hide hillside scars. In addition based on the lack of information regarding the grading and drainage for the subdivision there are a number of questions and concerns which have not been addressed. In addition the applicant has not provided staff with the sight distance certification as requested within the subdivision committee comments dated August 5, 2016. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the request included a variance from the City's Land Alteration Ordinance to allow advanced grading of the development. Staff stated the variance request included a cut along the south perimeter of the development. Staff stated the cut was being proposed with two (2) ten (10) foot cuts at a 1:1 slope and an additional cut was proposed less than ten (10) feet at a 1:1 slope. Staff stated a 3:1 slope was proposed at the top of the cut and two (2) ten (10) foot wide near flat terraces were proposed between cuts. Staff stated they were supportive of the variance for the 15-foot 1:1 slope terraces provided evergreen trees, pine and cedar were planted on the flat terraces at 15-feet on center between the trees. Staff stated the trees were to be three (3) to four (4) feet in height. Staff stated vegetation should be planted on the slope portion of the terraces and temporary irrigation maybe needed to sustain growth. 0 August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P Staff stated a detail sketch grading plan was provided to staff. Staff stated the sketch grading plan had not been confirmed nor was the approval of the preliminary plat confirming the approval of the sketch grading and drainage plan. Staff stated all drainage specifics and calculations would be reviewed at the time of request for a grading permit. Staff stated swales were to be provided over all pipes located along the rear and side lot lines and within the tract land. Staff stated the ten (10) foot wide easement located between Lots 8 and 9 was to be maintained as access to the tract lands. Staff stated the area was not to be fenced without approval from the POA. Staff stated this condition should be reflected in the bill of assurance for the subdivision. Staff stated all drainage that was not within the public right of way was to be placed within tract land to be maintained by the POA and not by the City of Little Rock. Staff stated the bill of assurance was to be drafted to identify and provide maintenance of the tract lands. Staff stated all cut-off or diversion ditches were to be located within the tract land or within the 20-foot grading/construction easement located on the southwest portion of the site. Staff stated based on the new information provided by the applicant staff was in support of the request. Staff presented a 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. Staff presented a recommendation of approval of the variance requests from the subdivision ordinance to allow reduced front, rear and side yard setbacks. Staff presented a recommendation of approval of the variance request from the City's land alteration ordinance to allow the grading as proposed. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 9 ITEM NO.: 2, S-1280-P NAME: LaMarche Garden Preliminary Plat, located East of the Valley Falls Estates Subdivision and South of the Gardens at Valley Falls Subdivision LOCATION: located East of the Valley Falls Estates Subdivision and South of the Gardens at Valley Falls Subdivision Planning Staff Comments: 1. Provide notification of the abutting property owners of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 12, 2015. The Office of Planning and Development must receive the proof of notice no later than August 21, 2015. Variance/Waivers: 1. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 2. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 3. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. 4. A variance from Section 31-232(e) to allow a reduced width for a corner lot. Public Works Conditions: 1. To comply with the Master Street Plan, LaMarche Garden Drive should be constructed to a residential street standard with 50 foot right-of-way and sidewalk on one (1) side from LaMarche Drive to the west intersection of LaMarche Garden Loop. 2. Are the streets proposed to be public or private? 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. 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 subdivision proposed to be phased? If phasing is desired, is a variance requested to advance grade future phases of construction with construction of Phase 1 ? 5. Stormwater detention ordinance applies to this property. 6. 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. 7. 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 Engineering 501.379.1813, Greg Simmons (gsimmions@littlerock.org) for more information. 8. An emergency access easement should be provided to the public right-of-way. Using turn movement templates show the proposed emergency access easement can be maneuvered by a firetruck (B-40). 9. The street name LaMarche Garden Drive should be changed to "court" or "cove" do to possible confusion with LaMarche Drive. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Entergy: Entergy does not object to this proposal. Underground facilities are in the vicinity to the north and to the west of this development. Contact Entergy in advance regarding future service requirements to the development, line extensions, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. 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: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Building Code: No comment. 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, August 12, 2015.