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HomeMy WebLinkAboutS-1302 Staff AnalysisFILE NO.: S-1302 NAME: Ferncrest Estates (Phase II) - Preliminary Plat LOCATION: South side of Kanis Road and north side of Burlingame Road, approximately 1,100 feet east of Walnut Grove Road DEVELOPER: Unleashed Innovations, Inc. 10801 Executive Center Dr. Suite 303 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 313.4 acres NUMBER OF LOTS: 135 FT. NEW STREET: 48,000 linear feet ZONING: R-2/not zoned PLANNING DISTRICT: 21 CENSUS TRACT: 42.02 VARIANCES/WAIVERS REQUESTED: 1. Variance for reduced standards of boundary street improvements for Kanis Road. 2. Variance from the maximum cul-de-sac length. 3. Variance to allow an alternate pedestrian circulation system. 4. Variance to allow double -frontage lots. 5. Variance from the maximum lot width to depth ratio. A. PROPOSAL: The applicant proposes to subdivide 313.37 acres along the south side of Kanis Road into 135 lots for single-family residential development. The property is located outside the Little Rock city limits, with approximately two-thirds of the property being within the City's Extraterritorial FILE NO.: S-1302 (Cont. jurisdiction (zoned R-2) and the remainder in Pulaski County's jurisdiction (not zoned). The applicant is proposing approximately 48,000 linear feet of new streets within the subdivision, which will be constructed to City standards, and maintained by the County. The applicant proposes to final plat the property in the following phases: Phase 1 - All of Ferncrest Drive Lots 18-23, 72-82 and 121-124 Phase 2 - Lots 50-71 and 108-120 Phase 3 - Lots 1-17 Phase 4 - Lots 24-31, 83-94, 97-101 and 125-133 Phase 5 - Lots 46-49 and 106-107 Phase 6 - Lots 32-451 95-96, 102-105 and 134-135 The applicant is requesting the following variances associated with the preliminary plat: 1. Variance for reduced standards of boundary street improvements for Kanis Road. 2. Variance from the maximum cul-de-sac length (Fletcher Creek Cove and Coldwater Canyon). 3. Variance to allow on alternate pedestrian circulation system (pedestrian paths). 4. Variance to allow double -frontage lots (Lots 1-8, 33-46 and 102-104). 5. Variance from the maximum lot width to depth ratio (Lot 22, 115-116 and 134-135). The proposed plat also shows several lakes within the subdivision. The applicant has noted that the lakes and dams will be maintained by the property owner's association. B. EXISTING CONDITIONS: The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences (including manufactured homes) on large lots along Kanis and Burlingame Roads. Ferncrest Estates - Phase I is located to the south across Burlingame Road. C . NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from nearby property owners. There was no established neighborhood association to notify. W, FILE NO.: S-1302 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial, dedication of right-of-way to 45 feet from centerline is required. 2. Burlingame Road is classified on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 3. Construct one-half street improvements to Kanis consisting of widening of the eastbound lane to 11 feet, 4-foot paved shoulder, and open ditch. Also extend culverts. 4. Left turn lane at Ferncrest Drive intersections on Kanis and Burlingame Roads to be 150 feet stacking and 150 feet taper. 5. Investigate and engineer for safety any sight distance problems at the above mentioned intersections. Relocate entrance on Kanis Road to nearby vertical crest. 6. Lot 95 is bounded by a hairpin curve. Redesign by locating curve approximately 250 feet to the east and provide 3-way stop for connecting cul-de-sac. 7. Streets C and F exceed maximum cul-de-sac length. Redesign so that only Street C is in exceedence. Continue C along path corridor to F and terminate at Lot 116. Terminate original F at Lot 121, or request waiver. 8. The three upper lakes are not off -set from the stream and therefore violate the 25-foot stream buffer provisions on Land Alteration Ordinance, clarify tree preservation issues, and justify any variance in buffer area requested. 9. A Sketch Grading and Drainage Plan is required prior to subcommittee hearing, or no later than 5 days before Planning Commission hearing. 10. Contact the ADEQ for approval prior to start of work. 11. Contact the USACE-LRD for approval prior to start of work. 12. Stormwater detention ordinance applies to this property. 13. Easements for proposed stormwater detention facilities are required. 14. Easements shown for proposed storm drainage are required. 15. Pedestrian paths must be contained within easements, must avoid trees, and be handicap accessible as much as practicable. 16. General notes incorrectly state property is within corporate city limits. 3 FILE NO.: 5-1302 (Cont.) 17. Sidewalk on residential streets will be required or request waiver, or expand the circulation system of paths to accommodate the equivalent usage expected of sidewalks. 18. Stipulate what responsible entity will maintain the lakes and dams. 19. Name all streets. 20. Supply horizontal curve data for all streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. Entergy: No Comment received. AR_KLA: No Comment received. Southwestern Bell: No Comment received. Water: 1) This area must ultimately be served from two pressure systems due to the elevation difference (400-650 msl), 2) Service from the Colonel Glenn system will require significant off -site improvements including piping, pumping, and storage, 3) The West Markham system cannot currently serve above elevation 570 due to low pressure, 4) Service from the West Markham system will require significant off -site improvements including piping and pumping, 5) The Highland Ridge system cannot serve below elevation 490 due to high pressure, 6) Service from the Highland Ridge system will require significant off -site improvements including piping, pumping, and storage, 7) Acreage charges of $300 and $600 per acre apply, 8) All hydraulic recommendations are subject to the upcoming "Masterplan" study. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: See attached letter dated December 18, 2000 for Pulaski County requirements. CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. 4 FILE NO.: 5-1302 (Cont.) Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 2001) Wayne Richie and Tim Daters were present, representing the application. Staff briefly described the proposed preliminary plat and noted several additional items which needed to be shown on the plat. The variance requests and Public Works requirements were briefly discussed. Mr. Richie noted that when he purchased the property he agreed to preserve the tree canopy along Kanis Road. Public Works staff noted that additional improvements to Kanis Road would be required, including a 4 foot paved shoulder and additional lane width. This issue was briefly discussed. Public Works staff also noted that additional pedestrian paths or sidewalks needed to be provided to improve the interior connectivity within the subdivision. Jim Narey, of Pulaski County Planning and Development, noted that street designs for all streets were needed. Jim Lawson, Director of Planning and Development, noted that all street designs should be approved by county planning. The Water Works requirements and water service issues were discussed. Julian Brown, of Little Rock Water Works, noted that he is working with the developer on the water service system. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on January 10, 2001. The revised plat addresses some of the issues as raised by staff and the Subdivision Committee. Although the applicant has submitted a phasing plan for the subdivision, a revised plat must be submitted showing the phase lines and how the temporary termination of the new streets will be dealt with. As noted in paragraph A., the applicant is requesting a variance to allow double -frontage lots (Lots 1-8, 33-46, 102-104) and a variance from the maximum lot width to depth 5 FILE NO.: S-1302 (Cont. ratio for Lot 22, 115-116 and 134-135. Staff supports these variances as requested, given the steep terrain and configuration of the property. Also noted in paragraph A. of this report, the applicant is requesting a variance for reduced standards of boundary street improvements for Kanis Road, a variance from the maximum cul-de-sac length for two (2) streets and a variance to allow an alternate pedestrian circulation system (pedestrian paths). Public Works will make recommendations or these variances at the public hearing. The maximum length allowed by ordinance for a cul-de-sac street is 750 linear feet. The variance is requested to allow the following cul-de-sac lengths: • Fletcher Creek Cove - approximately 1,700 linear feet m Coldwater Canyon - approximately 1,100 linear feet The applicant notes that the steep terrain dictates the proposed cul-de-sac lengths and locations. Given the large lot sizes proposed, the cul-de-sacs will each serve a minimal amount of lots. As noted above, the applicant is requesting a variance to allow an alternate pedestrian circulation system. A concrete sidewalk is proposed along the entire length of Ferncrest Drive, with pedestrian paths located throughout portions of the subdivision. The applicant has noted that easements for the paths will be provided. Public Works has noted that additional paths or sidewalks are needed throughout the subdivision to provide more internal connectivity. Copies of the revised preliminary plat drawing have been forwarded to the City of Little Rock Public Works Department and the Pulaski County Department of Planning and Development. Staff anticipates that both of these agencies continue to have concerns regarding certain plat issues that need to be addressed by the applicant. The applicant has informed staff that he will work with these agencies to resolve all outstanding issues prior to the public hearing. Staff has informed these agencies to be prepared to present any outstanding issues/concerns to the Planning Commission at the public hearing. The applicant has also noted that he is continuing to work with the Little Rock Water Works Department on a definite C FILE NO.: S-1302 (Cont.) water service plan for the property. Staff has requested that a representative from Little Rock Water Works be at the public hearing to address any questions from the Commission. According to Section 31-232(c): "Lots served by a public water system and proposed to be served by a septic tank system must submit at the time of preliminary plat filing a written certification of approval by the state department of health. The lot sizes allowed by this certification shall be indicated on the plat." The applicant wishes to wait until after preliminary plat approval for submittal of this information. Staff can support this concept with the following conditions: 1_ No site work (clearing/grading) until the written certification is received by staff. 2. No final platting until the written certification is received. Although staff has no problem with the concept of a single family subdivision at this location, several outstanding issues have not been addressed by the applicant (as of this writing). The outstanding issues include (but are not limited to) the following: 1. Construction of Kanis Road 2. Radii for internal streets 3. Additional interior pedestrian paths/sidewalks 4. Waiver/variance requests 5. Water service plan 6. Maintenance of traffic circle 7. Pulaski County Planning issues With resolution of all the outstanding issues, staff supports the single family preliminary plat. I. 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. 7 FILE NO.: S-1302 (Cont. 2. Staff recommends approval of the variances for double - frontage lots and maximum lot width to depth ratio, as noted in paragraph H. of this report. 3.Public Works will make a recommendation on the additional variances at the public hearing. 4.A revised preliminary plat must be submitted with the proposed phases shown and any additional notes as required by Public Works and Pulaski County Planning. 5.No site work (clearing/grading) or final plat until staff obtains written certification of approval for the septic tank system from the state department of health. PLANNING COMMISSION ACTION: (JANUARY 25, 2001) Tim Daters and Wayne Richie were present, representing the application. Staff briefly described the proposed preliminary plat with a recommendation of approval with conditions. There were no objectors present. Chairman Downing asked to hear from the Public Works Department. Bob Turner, Director of Public Works, described the plat and noted that Public Works supported the plat. He noted that he supported the construction of Kanis Road to reduced standards, which would include two 11-foot lanes and a 4-foot aggregate shoulder. He noted that the tree canopy over Kanis Road would be retained. He also noted that the subdivision would have only one access point from Kanis Road and one from Burlingame Road, and that the applicant would dedicate the right-of-way for Burlingame Road even though it was outside the City's jurisdiction. It was also noted that a left turn lane would be constructed on Kanis Road. Mr. Turner stated that Public Works supported the variances for cul-de-sac length, construction of Kanis Road to reduced standards and the alternate pedestrian circulation system. Julian Brown, of Little Rock Water Works, noted that he had been working with the applicant regarding this project. He noted that the water service to this development would be paid for entirely by the developer and not Little Rock Water Works. He noted that at the time this developer made improvements to water system, the Water Works would probably do additional upgrades in the system to serve future growth in the general area. Commissioner Nunnley asked about acreage charges. Mr. Brown stated that acreage charges were fees above and beyond meter 8 FILE NO.: S-1302 (Cont.) charges used to reimburse the Water Works for storage tanks and pump stations and that the charges were one-time fees. Commissioner Berry asked if the acreage charges would cover all the improvements made to the water system to serve this development. Mr. Brown noted that all the improvements to serve this development would be paid for by the developer and explained that the final plan would need to be in place in order to determine the exact fees. Jim Narey, of Pulaski County Planning, noted that his department had also been working with the applicant. He stated that the applicant was well on the way to addressing the County issues. Tim Daters noted that he was present to represent the application and answer any questions. Commissioner Faust asked about sidewalks. Mr. Daters explained that there would be a five (5)-foot sidewalk along the entire length of Ferncrest Drive, with a series of pedestrian paths to provide internal circulation within the subdivision. He noted that 3,100 linear feet of pedestrian paths had been added to the plat since the Subdivision Committee meeting and pointed them out to the Commission. Commissioner Earnest asked about the five (5) acre subdivision rule and where this standard originated from. Stephen Giles, City Attorney, noted that the five (5) acre rule was a city standard. Mr. Turner noted that five (5) acre subdivisions are not subject to City Ordinance development standards. Commissioner Berry asked about the City's policy of extending water service outside the city limits. Mr. Giles responded that property owners must sign a pre -annexation agreement in order to receive city water service. Commissioner Nunnley asked if the Wildwood development had signed a pre -annexation agreement. Mr. Brown stated that they did sign an agreement. Mr. Daters noted that a pre -annexation agreement form for this property had been submitted to the City. This issue was briefly discussed. Mr. Brown noted that other property owners in this area had signed pre -annexation agreements. Commissioner Berry questioned that the city water charges for this development had not been determined. Mr. Daters stated that the developer would pay for all of the improvements for water service to this property. Commissioner Rahman commented that the Little Rock Water Works had a solid past history in the 0 FILE NO.: 5-1302 (Cont. area of acreage charges and fees. The issue was briefly discussed. Chairman Downing made a very brief comment regarding Kanis Road. Commissioner Lowry asked if Pulaski County Planning was comfortable with the preliminary plat. Mr. Narey stated that his office had not had time to review the revised plat, but was comfortable that all the county issues would be worked out. There was a motion to approve the preliminary plat as recommended by staff to include approval of the variance requests. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 10 January 25, 2001 ITEM NO.: 2 FILE NO.: S-1302 NAME: Ferncrest Estates (Phase II) - Preliminary Plat LOCATION: South side of Kanis Road and north side of Burlingame Road, approximately 1,100 feet east of Walnut Grove Road DEVELOPER: Unleashed Innovations, Inc. 10801 Executive Center Dr. Suite 303 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 313.4 acres NUMBER OF LOTS: 135 FT. NEW STREET: 48,000 linear feet ZONING: R-2/not zoned PLANNING DISTRICT: 21 CENSUS TRACT: 42.02 VARIANCES/WAIVERS REQUESTED: 1. Variance for reduced standards of boundary street improvements for Kanis Road. 2. Variance from the maximum cul-de-sac length. 3. Variance to allow an alternate pedestrian circulation system. 4. Variance to allow double -frontage lots. 5. Variance from the maximum lot width to depth ratio. January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) A. PROPOSAL: FILE NO.: 5-1302 The applicant proposes to subdivide 313.37 acres along the south side of Kanis Road into 135 lots for single-family residential development. The property is located outside the Little Rock city limits, with approximately two-thirds of the property being within the City's Extraterritorial jurisdiction (zoned R-2) and the remainder in Pulaski County's jurisdiction (not zoned). - The applicant is proposing approximately 48,000 linear feet of new streets within the subdivision, which will be constructed to City standards, and maintained by the County. The applicant proposes to final plat the property in the following phases: Phase 1 All of Ferncrest Drive - Lots 18-23, 72-82 and 121-124 Phase 2 - Lots 50-71 and 108-120 ' Phase 3 - Lots 1-17 Phase 4 - Lots 24-310, 83-94, 97-101 and 125-133 Phase 5 -- Lots 46-49 and 106-107 Phase 6 -- Lots 32-45, 95-96, 102-105 and 134-135 The applicant is requesting the following variances associated with the preliminary plat: 1. Variance for reduced standards of boundary street improvements for Kanis Road. 2. Variance from the maximum cul-de-sac length (Fletcher Creek Cove and Coldwater Canyon). 3. Variance to allow on alternate pedestrian circulation system (pedestrian paths) . 4. Variance to allow double -frontage lots (Lots 1-8, 33-46 and 102-104). 5. Variance from the maximum lot width to depth ratio (Lot 22, 115-116 and 134-135). The proposed plat also shows several lakes within the subdivision. The applicant has noted that the lakes and dams will be maintained by the property owner's association. B. EXISTING CONDITIONS: The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences (including manufactured homes) on large lots along Kanis 2 January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1302 and Burlingame Roads. Ferncrest Estates - Phase I is located to the south across Burlingame Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from nearby property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial, dedication of right-of-way to 45 feet from centerline is required. 2. Burlingame Road is classified on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 3. Construct one-half street improvements to Kanis consisting of widening of the eastbound lane to 11 feet, 4-foot paved shoulder, and open ditch. Also extend culverts. 4. Left turn lane at Ferncrest Drive intersections on Kanis and Burlingame Roads to be 150 feet stacking and 150 feet taper. 5. Investigate and engineer for safety any sight distance problems at the above mentioned intersections. Relocate entrance on Kanis Road to nearby vertical crest. 6. Lot 95 is bounded by a hairpin curve. Redesign by locating curve approximately 250 feet to the east and provide 3-way stop for connecting cul-de-sac. 7. Streets C and F exceed maximum cul-de-sac length. Redesign so that only Street C is in exceedence. Continue C along path corridor to F and terminate at Lot 116. Terminate original F at Lot 121, or request waiver. 8. The three upper lakes are not off -set from the stream and therefore violate the 25-foot stream buffer provisions on Land Alteration Ordinance, clarify tree preservation issues, and justify any variance in buffer area requested. 9. A Sketch Grading and Drainage Plan is required prior to subcommittee hearing, or no later than 5 days before Planning Commission hearing. 10. Contact the ADEQ for approval prior to start of work. 11. Contact the USACE-LRD for approval prior to start of 3 January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1302 work. 12. Stormwater detention ordinance applies to this property. 13. Easements for proposed stormwater detention facilities are required. 14. Easements shown for proposed storm drainage are required. 15. Pedestrian paths must be contained within easements, must avoid trees, and be handicap accessible as much as practicable. 16. General notes incorrectly state property is within corporate city limits. 17. Sidewalk on residential streets will be required or request waiver, or expand the circulation system of paths to accommodate the equivalent usage expected of sidewalks. 18. Stipulate what responsible entity will maintain the lakes and dams. 19. Name all streets. 20. Supply horizontal curve data for all streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: 1) This area must ultimately be served from two pressure systems due to the elevation difference (400-650 msl), 2) Service from the Colonel Glenn system will require significant off -site improvements including piping, pumping, and storage, 3) The West Markham system cannot currently serve above elevation 570 due to low pressure, 4) Service from the West Markham system will require significant off -site improvements including piping and pumping, 5) The Highland Ridge system cannot serve below elevation 490 due to high pressure, 6) Service from the Highland Ridge system will require significant off -site improvements including piping, pumping, and storage, 7) Acreage charges of $300 and $600 per acre apply, 8) All hydraulic recommendations are subject to the upcoming "Masterplan" study. 4 January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1302 Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Plannin : See attached letter dated December 18, 2000 for Pulaski County requirements. CATA: Site is not 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: (JANUARY 4, 2001) Wayne Richie and Tim Daters were present, representing the application. Staff briefly described the proposed preliminary plat and noted several additional items which needed to be shown on the plat. The variance requests and Public Works requirements were briefly discussed. Mr. Richie noted that when he purchased the property he agreed to preserve the tree canopy along Kanis Road. Public Works staff noted that additional improvements to Kanis Road would be required, including a 4 foot paved shoulder and additional lane width. This issue was briefly discussed. Public Works staff also noted that additional pedestrian paths or sidewalks needed to be provided to improve the interior connectivity within the subdivision. Jim Narey, of Pulaski County Planning and Development, noted that street designs for all streets were needed. Jim Lawson, Director of Planning and Development, noted that all street designs should be approved by county planning. January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont. The Water Works requirements discussed. Julian Brown, of that he is working with the system. FILE NO.: 5-1302 and water service issues were Little Rock Water Works, noted developer on the water service After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on January 10, 2001. The revised plat addresses some of the issues as raised by staff and the Subdivision Committee. Although the applicant has submitted a phasing plan for the subdivision, a revised plat must be submitted showing the phase lines and how the temporary termination of the new streets will be dealt with.. As noted in paragraph A., the applicant is requesting a variance to allow double -frontage lots (Lots 1-8, 33-46, 102-104) and a variance from the maximum lot width to depth ratio for Lot 22, 115-116 and 134-135. Staff supports these variances as requested, given the steep terrain and configuration of the property. Also noted in paragraph A. of this report, the applicant is requesting a variance for reduced standards of boundary street improvements for Kanis Road, a variance from the maximum cul-de-sac length for two (2) streets and a variance to allow an alternate pedestrian circulation system (pedestrian paths). Public Works will make recommendations or .these variances at the public hearing. The maximum length allowed by ordinance for a cul-de-sac street is 750 linear feet. The variance is requested to allow the following cul-de-sac lengths: • Fletcher Creek Cove - approximately 1,700 linear feet • Coldwater Canyon - approximately 1,100 linear feet The applicant notes that the steep terrain dictates the proposed cul-de-sac lengths and locations. Given the large lot sizes proposed, the cul-de-sacs will each serve a minimal amount of lots. 9 January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1302 As noted above, the applicant is requesting a variance to allow an alternate pedestrian circulation system. A concrete sidewalk is proposed along the entire length of Ferncrest Drive, with pedestrian paths located throughout portions of the subdivision. The applicant has noted that easements for the paths will be provided. Public Works has noted that additional paths or sidewalks are needed throughout the subdivision to provide more internal connectivity. Copies of the revised preliminary plat drawing have been forwarded to the City of Little Rock Public Works Department and the Pulaski County Department of Planning and Development. Staff anticipates that both of these agencies continue to have concerns regarding certain plat issues that need to be addressed by the applicant. The applicant has informed staff that he will work with these agencies to resolve all outstanding issues prior to the public hearing. Staff has informed these agencies to be prepared to present any outstanding issues/concerns to the Planning Commission at the public hearing. The applicant has also noted that he is continuing to work with the Little Rock Water Works Department on a definite water service plan for the property. Staff has requested that a representative from Little Rock Water Works be at the public hearing to address any questions from the Commission. According to Section 31-232(c): "Lots served by a public water system and proposed to be served by a septic tank system must submit at the time of preliminary plat filing a written certification of approval by the state department of health. The lot sizes allowed by this certification shall be indicated on the plat." The applicant wishes to wait until after preliminary plat approval for submittal of this information. Staff can support this concept with the following conditions: 1. No site work (clearing/grading) until the written certification is received by staff. 2. No final platting until the written certification is received. 7 January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1302 Although staff has no problem with the concept of a single family subdivision at this location, several outstanding issues have not been addressed by the applicant (as of this writing). The outstanding issues include (but are not limited to) the following: 1. Construction of Kanis Road 2. Radii for internal streets 3. Additional interior pedestrian paths/sidewalks 4. Waiver/variance requests 5. Water service plan 6. Maintenance of traffic circle 7. Pulaski County Planning issues With resolution of all the outstanding issues, staff supports the single family preliminary plat. I. 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. Staff recommends approval of the variances for double - frontage lots and maximum lot width to depth ratio, as noted in paragraph H. of this report. 3. Public Works will make a recommendation on the additional variances at the public hearing. 4. A revised preliminary plat must be submitted with the proposed phases shown and any additional notes as required by Public Works and Pulaski County Planning. 5.No site work (clearing/grading) or final plat until staff obtains written certification of approval for the septic tank system from the state department of health. PLANNING COMMISSION ACTION: (JANUARY 25, 2001) Tim Daters and Wayne Richie were present, representing the application. Staff briefly described the proposed preliminary plat with a recommendation of approval with conditions. There were no objectors present. Chairman Downing asked to hear from the Public Works Department. N. January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1302 Bob Turner, Director of Public Works, described the plat and noted that Public Works supported the plat. He noted that he supported the construction of Kanis Road to reduced standards, which would include two 11-foot lanes and a 4-foot aggregate shoulder. He noted that the tree canopy over Kanis Road would be retained. He also noted that the subdivision would have only one access point from Kanis Road and one from Burlingame Road, and that the applicant would dedicate the right-of-way for Burlingame Road even though it was outside the City's jurisdiction. It was also noted that a left turn lane would be constructed on Kanis Road. Mr. Turner stated that Public Works supported the variances for cul-de-sac length, construction of Kanis Road to reduced standards and the alternate pedestrian circulation system. Julian Brown, of Little Rock Water Works, noted that he had been working with the applicant regarding this project. He noted that the water service to this development would be paid for entirely by the developer and not Little Rock Water Works. He noted that at the time this developer made improvements to water system, the Water Works would probably do additional upgrades in the system to serve future growth in the general area. Commissioner Nunnley asked about acreage charges. Mr. Brown stated that acreage charges were fees above and beyond meter charges used to reimburse the Water Works for storage tanks and pump stations and that the charges were one-time fees. Commissioner Berry asked if the acreage charges would cover all the improvements made to the water system to serve this development. Mr. Brown noted that all the improvements to serve this development would be paid for by the developer and explained that the final plan would need to be in place in order to determine the exact fees. Jim Narey, of Pulaski County Planning, noted that his department had also been working with the applicant. He stated that the applicant was well on the way to addressing the County issues. Tim Daters noted that he was present to represent the application and answer any questions. Commissioner Faust asked about sidewalks. Mr. Daters explained that there would be a five (5)-foot sidewalk along the entire length of Ferncrest Drive, with a series of pedestrian paths to V7 January 25, 2001 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1302 provide internal circulation within the subdivision. He noted that 3,100 linear feet of pedestrian paths had been added to the plat since the Subdivision Committee meeting and pointed them out to the Commission. Commissioner Earnest asked about the five (5) acre subdivision rule and where this standard originated from. Stephen Giles, City Attorney, noted that the five (5) acre rule was a city standard. Mr. Turner noted that five (5) acre subdivisions are not subject to City Ordinance development standards. Commissioner Berry asked about the City's policy of extending water service outside the city limits. Mr. Giles responded that property owners must sign a pre -annexation agreement in order to receive city water service. Commissioner Nunnley asked if the Wildwood development had signed a pre -annexation agreement. Mr. Brown stated that they did sign an agreement. Mr. Daters noted that a pre -annexation agreement form for this property had been submitted to the City. This issue was briefly discussed. Mr. Brown noted that other property owners in this area had signed pre -annexation agreements. Commissioner Berry questioned that the city water charges for this development had not been determined. Mr. Daters stated that the developer would pay for all of the improvements for water service to this property. Commissioner Rahman commented that the Little Rock Water Works had a solid past history in the area of acreage charges and fees. The issue was briefly discussed. Chairman Downing made a very brief comment regarding Kanis Road. Commissioner Lowry asked if Pulaski County Planning was comfortable with the preliminary plat. Mr. Narey stated that his office had not had time to review the revised plat, but was comfortable that all the county issues would be worked out. There was a motion to approve the preliminary plat as recommended by staff to include approval of the variance requests. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 10