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HomeMy WebLinkAboutS-1313-H Staff AnalysisJanuary 20, 2005 ITEM NO.: 29 NAME: Woodlands Edge Phase IV Revised Preliminary Plat LOCATION: Located West of Brodie Creek Subdivision DEVELOPER: Rocket Properties P.O. Box 3157 Little Rock, AR 72203 ENGINEER: The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203 FILE NO.: S-1313-H AREA: 333 acres NUMBER OF LOTS: 701 FT. NEW STREET: 43,161 LF URRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 Variance/Waivers BACKGROUND: None requested. 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 he 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. January 20, 2005 SUBDIVISION ITEM NO.: 29 (Cont. FILE NO.: S-1313-H The cover letter also indicated the basis for a request for a reduced design standard for Woodlands Trail. The principal roadway through the property was 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 (Woodlands Trails), the sidewalks and trails, which 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 looked and felt 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. Through various ordinances adopted by the Little Rock Board of Directors variances for the Woodlands Edge Preliminary Plat have been established. The developer has indicated a desire to continue the development as previously proposed and approved. On April 22, 2004, the Little Rock Planning Commission reviewed a request for a revision to Phases 8, 9 and 10 of the Woodlands Edge Preliminary Plat. The applicant indicated upon completion, a total of 11 phases would exist. The proposal included a total land area of 118.6 acres and the creation of 235 single- family lots. The applicant indicated reduced rear yard setbacks would be sought adjacent to dedicated green spaces and a reduced building line for corner lots. The applicant also requested the continuation of a reduced design standard for the collector streets (Woodlands Trail). In addition, the applicant requested several variances to allow the development to occur. The developer indicated the property was extremely steep and the philosophy of the developer was to allow for large areas of green space and allow natural drainage ways to remain undisturbed behind the lots. The development was proposed to follow the natural lay of the land allowing for areas that would remain as natural areas as green space and park areas. In each phase of the development detention was provided per ordinance requirement. 2 January 20, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) A. PROPOSAUREQUEST: FILE NO.: S-1313-H The developers of Woodlands Edge Subdivision are now trying to create a regional storm water detention facility. The subdivision is located on a ridge that separates the Brodie Creek and Panther Branch Watersheds and is being developed with an environmentally conscious design concept according to the developer. Also according to the developer the development is low density with an emphasis on tree preservation. The developer has located roads, where possible, on ridges with existing waterways being preserved, greatly reducing increased run-off volumes, velocities and quality associated with traditional residential developments. According to the developer's Engineer, small detention facilities were previously approved are a poor choice for mitigating increased run-off volumes. He states they function poorly due to the small discharge structure; are difficult to maintain due to their location and the number of structures; are difficult to construct due to their more remote locations; destroy native vegetation and ground cover due to clearing required to construct and provide access for construction; and often actually contribute to flooding problems due to the elongated peak discharge and the subsequent concurrent peaking with the receiving watershed. According to the developer's engineering firm, large (regional) detention basins, especially those in the upper reaches of watersheds solve most of these problems and provide a real benefit in terms of reduced flooding for the entire watershed involved. The developer desires to construct a regional storm water detention facility on Payne Branch just upstream of its confluence with Brodie Creek. The location is that of a previously existing lake. The spillway and a portion of the dam failed in the late 1970's. The preliminary figures indicate that the lake could provide storm water detention for between 1500 and 2000 lots. The developer has indicated the detention proposed is more than would be required for the Woodlands Edge Subdivision and the remaining capacity would be offered as an additional benefit to the City. According to the developer's engineer, he has obtained the HEC-2 backwater data for both Brodie Creek and Panther Branch. The project engineer has decreased the flows to simulate the proposed lake to ascertain its effect on Brodie Creek and found that it will decrease the 100 Year Flood Elevation on Brodie Creek by between 0.2 and 0.3 feet for this watershed. The project engineer has also adjusted the flows for Panther Branch to simulate the 80 plus or minus acres that would flow into Panther Branch absent of the detention. The Project Engineer has stated this change does increase the 100 Year flows by about 0.03 to 0.04 feet. The project engineer has preformed the field investigation of the area around Panther Branch between Woodlands Edge and January 20, 2005 SUBDIVISION ITEM NO.: 29 Cont.) FILE NO.: S-1313-H the confluence of Panther Branch and Brodie Creek and he found no structures that would be a concern due to this change. He also states it is his understanding the City is doing some improvements to Panther Branch where the creek crosses Bowman Road. He states this improvement alone would more than likely compensate for this slight increase. B. EXISTING CONDITIONS: Portions of the Woodlands Edge Subdivision have been constructed and new homes have been constructed while other areas remain vacant and wooded. The entire subdivision has varying degrees of slope. For the most part roadways have been constructed on ridges retaining valleys for drainage and green spaces. The Cherry Creek Subdivision is located to the north of the Woodlands Edge Subdivision and Brodie Creek Subdivision is located to the east. Areas to the south and west remain undeveloped even though a preliminary plat has been approved for portions of these areas for the Woodlands Edge Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The abutting property owners along with the Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Sandpiper Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: The proposed regional detention facility in -lieu of the original proposed smaller detention basins is acceptable. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING/ TECHNICAUDESIGN: Staff did not seek comments from the various departments and agencies since the request was related to the proposed storm water detention facilities and no changes were being proposed related to utility easement. F. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) The applicant was not present. Staff noted the request was to revise the previously approved storm water detention plan. Staff noted the applicant was requesting a regional detention facility in -lieu of various smaller detention facilities. Staff stated there were no technical issues outstanding related to the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 January 20, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) FILE NO.: S-1313-H G. ANALYSIS: There were no issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has provided staff with the HEC-2 data mentioned in the proposal section. According to the data provided, the detention facility would serve the area and provide excess storm water detention capacity for the watershed. The HEC-2 indicates a slight rise in the 100-year flow when adjusting the flows for Panther Branch to simulate the 80 plus or minus acres that would flow into Panther Branch absent the detention. Staff feels this is not a significant issue since the field investigation for the area around Panther Branch between the development and the confluence of Panther Branch and Brodie Creek found no structure would be a concern due to the change. Staff is supportive of the proposed request and to staff's knowledge there are no outstanding issues associated with the proposed request. H. STAFF RECOMMENDATION: Staff recommends approval of the applicant's request for a regional detention facility in -lieu of the original proposed smaller detention basins. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant's request for a regional detention facility in -lieu of the original proposed smaller detention basins. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. 5