HomeMy WebLinkAboutS-1313-E Staff AnalysisITEM NO.: 2 1 1 FILE NO.: S-1313-E
NAME: Woodlands Edge Preliminary Plat
LOCATION: near Sweet Grass Drive and Woodlands Trail
Planning Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the certified
abstract list, notice form with affidavit executed and proof of mailing.
2. Request the current PRD zoning be revoked.
3. Provide the proposed source of water in the general notes section of the proposed
preliminary plat.
4. Provide the proposed source of wastewater disposal in the general notes section of the
proposed preliminary plat.
5. Provide the storm drainage analysis (data to be provided for all water courses entering and
leaving the plat boundary).
6. Provide the preliminary storm drainage plan (typical ditch section required to be shown).
7. Provide the names of all platted subdivisions abutting the plat area. (plat book and page or
instrument number required to be shown).
8. Provide the names of owners of all unpaltted tracts abutting the plat area and the names of
owners of platted tracts in excess of 2'/z acres.
9. Street right-of-ways and designs of Sweet Grass Drive and Woodlands Trails. Each of
these streets are functioning as collector streets with 50-foot and 45-foot of right-of-way and
26-foot and 28-foot of pavement respectively.
10. Provide the buildable area of Lot 122 and 123 Block 2.
11. Identify the private streets within the development.
12. Contact Planning and Public Works staff to schedule a meeting to discuss the previous
approvals and the proposed development with regard to previous agreements related to
street design.
Variance/Waivers:
1. A variance to allow increased street grades to exceed maximum allowed.
2. A variance to allow reduced a platted building line for Lot 30 Block 5, Lot 28 Block 9, Lots 2
— 4 Block 12, Lots 6 and 9 Block 11 and Lots 21, 22, 34 —36, 45 Block 20.
3. A variance to allow a reduced setback (15-feet) in areas where lots abut dedicated green
space.
4. A variance to allow lots without public street frontage.
5. A variance to allow a reduction in design standard for Woodlands Trail.
6. A variance to allow the sidewalk located on Woodlands Trail to be located outside the right-
of-way.
Public Works:
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements, if service is required for the
project. Contact Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: Approved as submitted.
Center -Point Energy_: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met. Water main extensions will be required for this project. A
Capital Investment Charge based on the size of the meter connection(s) will apply to this project
in addition to normal charges. 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. Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: All public and private streets must meet the Master Street Plan requirement.
Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional
details.
County Planning: No comment received.
CATA: No comment received.
Planning Division: No comment.
Landscape:. No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the
additional information as noted above) to staff on Wednesday, November 12, 2003.
Public Works Review Comments
El Board of Adjustment W Planning Commission
Agenda Date: 12/4/2003
Z File Number S-140-A
Woodlands Edge Preliminary Plat Brodie Creek
Provide an acceptable phasing planfor construction of Woodlands Trail
Tee type turn-arounds constructed to only a 55' length do not provide sufficient space for City waste
collection trucks to turn around.
Minimum curve radius on Woodstream Loop should be 150 feet.
Private streets should be built to the same standards as public streets (24' minimum). Alley standards
under the code only apply to private, secondary access.
Temporary turn-arounds would need to be provided at the end of long stubs.
6 Sweetgrass Drive will function as and needs to be designed as a collector. Unlike Woodlands Trail,
lots take direct access from this street.
7 Brodie Creek bridge crossing needs to be designed to AHTD standards. A letter of map revision may
be required (FEMA).
8 While the typical section shows sidewalks, the locations should also be shown on the plan. Identify
any variances requested.
9 A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land
clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted
and approved prior to the start of construction.
10 Storm water detention ordinance applies to this property. Show the proposed location for stormwater
_
detention facilities on the plan.
11 Alteration of the water course will require approval from the Little Rock District of the US Army
Corps of Engineers prior to start of work.
12 A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to
construction.
13 The minimum finish floor elevation of is required to be shown on plat and grading plans for those lots
located in floodplain. Show the limits of the floodplain at all locations.
14 The floodway area needs to be platted as an easement or dedicated to the City. In addition, a 25'
floodway easement needs to be platted adjacent to the floodway.
Thursday, November 06, 2003 Page 1 of 1
ITEM NO.: 2
NAME: Woodlands Edge Preliminary Plat
4�
FILE NO.: S-1313-E
LOCATION: near Sweet Grass Drive and Woodlands Trail (,� T) nkL �
Planning Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the certified
abstract list, notice form with affidavit executed and proof of mailing.
2. Request the current PRD zoning be revoked.
3. Provide the proposed source of water in the general notes section of the proposed
preliminary plat.
4. Provide the proposed source of wastewater disposal in the general notes section of the
proposed preliminary plat.
5. Provide the storm drainage analysis (data to be provided for all water courses entering and
leaving the plat boundary).
6. Provide the preliminary storm drainage plan (typical ditch section required to be shown).
7. Provide the names of all platted subdivisions abutting the plat area. (plat book and page or
instrument number required to be shown).
8. Provide the names of owners of all unpaltted tracts abutting the plat area and the names of
owners of platted tracts in excess of 2'h acres.
9. Street right-of-ways and designs of Sweet Grass Drive and Woodlands Trails. Each of
these streets are functioning as collector streets with 50-foot and 45-foot of right-of-way and
LSD• ��" 26-foot and 28-foot of pavement respectively.
10. Provide the buildable area of Lot 122 and 123 Block 2.
11. Identify the private streets within the development.
12. Contact Planning and Public Works staff to schedule a meeting to discuss the previous
approvals and the proposed development with)regard to previous agreements related to
street design.
Variance/Waivers:
1. A variance to allow increased street grades to exceed maximum allowed.
2. A variance to allow reduced a platted building line for Lot 30 Block 5, Lot 28 Block 9, Lots 2
— 4 Block 12, Lots 6 and 9 Block 11 and Lots 21, 22, 34 —36, 45 Block 20.
3. A variance to allow a reduced setback (15-feet) in areas where lots abut dedicated green
space.
4. A variance to allow lots without public street frontage.
,�4 A variance to allow a reduction in design standard for Woodlands Trail.
6. A variance to allow the sidewalk located on Woodlands Trail to be located outside the right-
_ of -way. Ac,
Public Works: rDUkl�
Utilities and Fire DepartmeentlCounty Planning:
rs''
Wastewater: Sewer main extension required, with easements, if service is required for the
project. Contact Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: Approved as submitted.
Center -Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met. Water main extensions will be required for this project. A
Capital Investment Charge based on the size of the meter connection(s) will apply to this project
in addition to normal charges. 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: All public and private streets must meet the Master Street Plan requirement.
Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional
details.
County Planning: No comment received.
CATA: No comment received.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the
additional information as noted above) to staff on Wednesday, November 12, 2003.
FILE NO.: S-1313-E
NAME: Woodlands Edge Preliminary Plat
LOCATION: near Sweet Grass Drive and Woodland Trails
DEVELOPER:
Rocket Properties
P.O. Box 3157
Little Rock, AR 72203
ENGINEER:
The Mehlburger Firm
P.O. Box 3837
Little Rock, AR 72203-3837
AREA: 70 acres NUMBER OF LOTS: 78 FT. NEW STREET: 4,450
CURRENT ZONING: PRD — Planned Residential Development
PLANNING DISTRICT: 18 — Ellis Mountain
CENSUS TRACT: 42.07
VARIANCESMAIVERS REQUESTED:
1. A variance to allow increased street grades to exceed maximum allowed.
2. A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36 and Lot
46 of Block 20 and Lot 16 of Block 21 (15-feet).
3. A variance to allow Lot 36, 56 of Block 20 to have a reduced minimum lot width for a
corner lot.
4. A variance to allow Lots 13 and 22 of Block 21 to have a reduced minimum lot area.
5. A variance to allow a reduced rear yard setback (15-feet) in areas where lots abut
dedicated green space.
FILE NO.: S-1313-E (Cont.
BACKGROUND:
Woodlands Edge was originally approved in August 2001, as a 214-acre subdivision
with 466 residential lots and 28,500 linear feet of new street. In the applicant's original
cover letter he indicated "This new neighborhood would preserve approximately 70
acres of greenbelts and open spaces and would feature a neighborhood park with
connecting trails, sidewalks and footpaths. The development plan and site engineering
for the Woodlands would be done in such a way as to reduce the impact of
development on the land." The applicant indicated they was not only trying to preserve
as many trees as possible in the development, but was also trying to reduce the amount
of excavation and fill required to create roadways and buildings sites. The applicant
stated the desire was to limit disruption of the site's hydrology by allowing the surface
runoff to continue to flow in undisturbed natural basins.
The cover letter also indicated the basis of the request for a reduced design standard
for Woodlands Trail. The principal roadway through the property is shown on the City's
Master Street Plan as a collector street. The applicant indicated no lots would front the
roadway except for thirteen of the lots on the eastern end. The applicant also indicated
the roadway would be lined with wooded green belts ranging from 25-feet to over 200-
feet in width on each side. In addition, the applicant indicated three traffic -calming
circles approximately 1200 to 1300 feet apart along the roadway. The circles, or
roundabouts, were to be designed not only to slow traffic, but also to discourage
through traffic. The applicant stated the desire was to preserve more trees by allowing
them to remain close to the edge of the roadway.
The proposal included along the collector street, the sidewalks and trails were planned
to meander within the green belts and open spaces. The property owners' association
would maintain these sidewalks and trails when located on commonly owned property.
The applicant stated the desire was to create a neighborhood that looks and feels more
like a wooded setting where residents could more fully enjoy the natural character of the
land. The applicant also indicated by retaining more trees and minimizing the impact of
development on the land, they would be able to create a higher quality neighborhood
through environmentally responsible and sustainable site development and techniques.
Ordinance No. 18,539 established variances for the Woodlands Edge Preliminary Plat
and Ordinance No. 18,538, (both adopted by the Little Rock Board of Directors August
21, 2001) allowed for a reduced design standard for Woodlands Trail in Woodlands
Edge Subdivision. The approval allowed certain lots to be created as lots without public
street frontage and certain lots to be created as pipe stem lots with reduced standards.
Woodlands Trail was to be constructed with a 45-foot right-of-way and 28-feet of
pavement with sidewalks placed outside the right-of-way in a dedicated easement not
less than 10-feet in width.
4
FILE NO.: S-1313-E Cont.'
A. PROPOSAUREQUEST:
The applicant proposes to add to the subdivision by subdividing approximately
70-acres into 78 single-family lots and areas of green space. The applicant is
proposing the average lot size to be 11,489 square feet and the minimum lot size
to be 8,402 square feet. The applicant is proposing 4,450 linear feet of new
street to be added as a result of the platting.
The applicant is requesting several waivers and variances from city ordinances.
The applicant is requesting street grades, which exceed the maximum allowed,
platted building lines of 15-feet in various locations and a reduced rear yard
setback of 15-feet on lots abutting dedicated green space. The applicant is
requesting corner lots to have a reduced lot width and two of the lots to have a
reduced lot area. More detail of the requested waivers and variances is listed in
paragraph H along with the staff recommendation of each request.
The applicant is requesting the current PRD zoning be revoked and R-2, Single-
family zoning be restored.
B. EXISTING CONDITIONS:
The site is vacant and wooded with varying degrees of slopes. Olds Lane is
contained within the proposed plat area and currently has a scattering of single-
family homes. Woodlands Edge has begun developing the first phases to the
east of the site and Cherry Creek Subdivision is located to the north of the
proposed plat area.
The site is currently zoned PRD as a part of the former Brodie Creek
Development Plan. The area to the south is currently zoned R-2 Single-family as
is the area to the east. The proposed 36th Street connection is located south of
the proposed plat area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents
concerning the proposed development. The John Barrow Neighborhood
Association and all property owners abutting the proposed development were
notified of the public hearing.
D. ENGINEERING COMMENTS:
a 1 :1RI"TM97V:(+16161ilk U]191*]► 03
1. Sweet Grass Drive will function as and needs to be designed as a collector.
Unlike Woodlands Trail, lots take direct access from this street.
2. Brodie Creek bridge crossing needs to be designed to AHTD standards. A
letter of map revision may be required (FEMA).
41
FILE NO.: S-1313-E (Cont.)
E
3
4
5
6
7
8
While the typical section shows sidewalks, the locations should also be
shown on the plan. Identify any variances requested.
A grading permit is accordance with Section 29-186(c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading and
drainage plans will need to be submitted and approved prior to the start of
construction.
Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
Alteration of water courses will require approval from the Little Rock District of
the US Army Corps of Engineers prior to the start of work.
A special Grading Permit for Flood Hazard areas will be required per Section
8-283 prior to the construction.
The minimum finish floor elevation is required to be shown on the plat and
grading plans for those lots located in the floodplain. Show the limits of the
floodplain at all locations.
9. The floodway area needs to be platted as an easement or dedicated to the
City. In addition, a 25-foot floodway easement needs to be platted adjacent
to the floodway.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is required
for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional
details.
Entergy: Approved as submitted.
Center -Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Water main extensions will be
required for this project. A Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. 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. Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: All public and private streets must meet the Master Street Plan
requirement. Place fire hydrants per code. Contact the Little Rock Fire Department
at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
4
FILE NO.: S-1313-E (Cont.
F. ISSUES/TECHNICAL/DESIGN:
Planninq Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003)
The applicant was present representing the request. Staff presented the item
with a brief overview of the previously approved preliminary plat currently under
construction.
The applicant indicated they were no longer requesting a review of the northern
portion of the plat area and requested a deferral of that portion only. Staff
suggested the applicant withdraw the request for the northern portion and re -file
when the design was secured. The applicant stated several of the variances
were related to the northern portion.
Staff requested additional information be shown on the proposed preliminary plat
with regard to the source of water, the source of wastewater disposal, the storm
drainage analysis and the preliminary storm drainage plan. Staff also requested
the applicant request through a letter the PRD zoning be revoked on the site
restoring the R-2, Single-family zoning.
Public Works comments were addressed. Staff noted storm water detention
would apply to the development. The applicant indicated a lake would be
constructed along the western edge of the plat boundary. The applicant stated
they would furnish additional information to staff.
Staff stated there were concerns of allowing Sweet Grass Drive to be constructed
to the requested design standard. Staff stated with the proposed number of lots
and the roadway eventually connecting to West 36th Street, Sweet Grass Drive
would function as a collector street even though the street was not shown on the
Master Street Plan as a collector street. Staff stated Sweet Grass Drive was not
the same as Woodlands Trail since there were a large number of lots taking
access to Sweet Grass and this was not the case on Woodlands Trail. After a
lengthy discussion of the proposed roadway and rights -of -way, staff suggested
the applicant meet with Public Works and Planning prior to the public hearing to
resolve as many outstanding issues as possible.
There being no further items for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the November 6, 2003 Subdivision Committee meeting. The applicant
5
FILE NO.: S-1313-E (Cont.
has indicated the source of water and the source of disposal of wastewater on
the proposed preliminary plat, Central Arkansas Water and Little Rock
Wastewater respectively. The applicant has also indicated the names of platted
subdivisions abutting the plat area and has shown the names of owners of all
unplatted tracts abutting the plat area and the names of owners of platted tracts
in excess of two and one-half acres.
The applicant met with staff to discuss Sweet Grass Drive and the proposed
design standard. Staff is agreeable the proposed design standard of a
residential street is acceptable. The applicant is proposing 26-foot of pavement
with 50-foot right-of-way and the street to stub to properties located to the south.
The applicant has indicated the development of the area with 78 single-family
homes at a density of 0.91 units per acre. The applicant has indicated there is
an additional 70 to 100 acres lying south of the site that is "developable". The
applicant has indicated a connection to the proposed West 36th Street Extension
will not be made, if the area to the south develops or if a connection is made the
two subdivisions will not be connected through street design to ensure a "cut -
through" the neighborhood is not developed.
The applicant is requesting several waivers and variances from the Subdivision
Ordinance. The applicant is requesting a variance to allow increased street
grades to exceed maximum allowed. The applicant has indicated in most areas
the grades will be met but in some areas the grades may exceed the minimum
allowed. The applicant has indicated with the reduced street widths to minor
residential street and residential street standard, the grades will be more easily
achieved. Staff is supportive of the request to allow the increased grades.
The applicant is also requesting a variance to allow a reduced platted building
line for Lots 21, 22, 34 — 36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15-
feet. The areas with the reduced platted building lines are in areas abutting cul-
de-sacs or street bulbs with the exception of Lots 34 — 36 of Block 20. Staff is
supportive of the request to allow the lots to develop with a reduced platted
building line. The topography of the site is such that a reduced building line is
necessary to allow the lots to develop with preservation in mind. The entire
development has been constructed with conservation and preservation of green
space. If the lots develop with the typical 25-foot platted building line, the
applicant would reduce the designated green space along the rear of these lots.
The applicant is also requesting a variance to allow Lots 36 and 56 of Block 20 to
have a reduced minimum lot width for a corner lot. The Subdivision Ordinance
required corner lots to have a minimum 75-foot width to allow for the platted
building lines on each corner to reduce visibility problems. Staff is supportive of
the reduced corner lots on these two lots. Lot 36 is located on the corner of a
cul-de-sac that serves four lots and Lots 56 is 74-feet in width.
The applicant is requesting a variance to allow Lots 13 and 22 of Block 21 to
have a reduced minimum lot area. The ordinance requires all lots to have a
minimum of 7,000 square feet. The lots are approximately 6,000 and 6,800
A
FILE NO.: S-1313-E (Cont.
square feet in area. The lots are corner lots on Bridge Road. Staff is supportive
of allow the lots to develop with a reduced minimum lot area. Staff feels the lots
will have ample buildable area even with the required setbacks on each street
side.
The applicant is also requesting a variance to allow a reduced setback (15-feet)
in areas where lots abut dedicated green space. Staff is supportive of this
request. The applicant has indicated and staff agrees in these areas the rear
yard setbacks will appear much greater and if a reduced setback is granted there
should be minimal to no adverse impact on the adjoining properties.
The applicant has indicated storm water detention on the proposed site plan.
There are two areas, which could potentially serve as storm water detention.
The site contains a lake with a dam that has been damaged, which could be
reconstructed for an additional amenity to the development or there is a second
area that has been identified that could serve as storm water detention.
The applicant is requesting the previously approved PRD zoning be revoked on
the area allowing the base zoning of R-2, Single-family to be restored. Staff is
supportive of this request.
To Staffs knowledge there are no outstanding issues associated with the
proposed request. Staff recommends approval of the request to subdivide this
70-acre parcel into 78 single-family residential lots and the associated variances.
STAFF RECOMMENDATION:
Staff recommends approval of the request as filed subject to compliance with the
conditions outlined in paragraphs D, E and F of this report.
Staff recommends approval of the following variances from the Subdivision
Ordinance:
A variance to allow increased street grades to exceed maximum allowed.
A variance to allow reduced a platted building line for Lots 21, 22, 34 — 36
and Lot 46 of Block 20 and Lot 16 of Block 21 of 15-feet.
A variance to allow Lot 36, 56 of Block 20 to have a reduced minimum lot
width for a corner lot.
A variance to allow Lots 13 and 22 of Block 21 to have a reduced
minimum lot area.
A variance to allow a reduced setback (15-feet) in areas where lots abut
dedicated green space.
Staff recommends approval of the request to revoke the existing PRD zoning
classification and restore R-2, Single-family zoning to the area.
7
FILE NO_: S-1313-E (Cont.)
PLANNING COMMISSION ACTION: (DECEMBER 4, 2003)
The applicant was present representing the request. There were no registered
objectors present. Staff stated the John Barrow Neighborhood Association had
indicated support of the proposed preliminary plat subject to compliance with the
conditions outlined in the staff report.
Staff presented a recommendation of approval of the request as filed subject to
compliance with the conditions outlined in paragraphs D, E and F of the above report.
Staff also presented a recommendation of approval of the following variances from the
Subdivision Ordinance:
• A variance to allow increased street grades to exceed maximum
allowed.
• A variance to allow reduced a platted building line for Lots 21, 22, 34 —
36 and Lot 46 of Block 20 and Lot 16 of Block 21 of 15-feet.
• A variance to allow Lots 36, 56 of Block 20 to have a reduced minimum
lot width for a corner lot.
• A variance to allow Lots 13 and 22 of Block 21 to have a reduced
minimum lot area.
• A variance to allow a reduced setback (15-feet) in areas where lots
abut dedicated green space.
Staff presented a recommendation of approval of the request to revoke the existing
PRD zoning classification and restore R-2, Single-family zoning to the area.
There was no further discussion of the item. The item was placed on the consent
agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
0