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HomeMy WebLinkAboutS-1313-DD Staff AnalysisFebruary 16, 2012 V011k 1OIQW? FILE NO.: S-1313-DD NAME: Woodlands Edge Phase 13 & 14 Revised Preliminary Plat LOCATION: Located on Woodlands Trail, North of Winthrop Point and Hoggard's Ridge DEVELOPER: Rocket Properties, LLC Attn: Ron Tyne 1701 Centerview Drive, Suite 115 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 32 acres CURRENT ZONING NUMBER OF LOTS: 55 R-2, Single-family PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A variance from the City's Land Alteration Ordinance to allow advanced grading on the following lots - Lots 3 - 9, Block 19 (Cut) Lots 22 and 23, Block 19 (Fill) Lots 13 - 16, Block 20 (Cut) Lots 20 and 21, Block 20 (Fill) BACKGROUND: On April 12, 2007, The Little Rock Planning Commission approved a preliminary plat request for Woodlands Edge Phases 10 — 14 Preliminary Plat (Blocks 14 — 19). The plat area contained 88 acres and 153 residential lots ranging in size from 60-feet wide by 110-feet deep up to 100-feet wide and 120-feet deep. In addition, the plat indicated two tracts fronting Kanis Road which were shown as PCD. The PCD zoning was approved as a separate item on the agenda (Z-5096-B). The approval allowed for C-3, General Commercial District uses on the western lot and 0-3, General Office District uses on the eastern lot. No development has occurred on the PCD zoned lots. February 16, 2012 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1313-DD A portion of the site was zoned PRD. A revocation request to restore the previously held R-2, Single-family zoning district was approved as a separate item on the agenda (Z-5096-C). There were a number of variances approved for the proposed subdivision including the creation of pipe stem lots, an increased depth of the proposed pipe stem lots, reduced front, side and rear building setbacks, variances from the Master Street Plan to allow an increased length of a minor residential street, a reduced design standard for a collector street, a trail system in -lieu of sidewalks and an increased grade for a collector street. On September 23, 2010, the Little Rock Planning Commission approved a preliminary plat for Phases 14 — 17 of the Woodlands Edge Subdivision. The request contained 177.9 acres and proposed the development of 149 single-family lots. The lot sizes average 80-feet by 120-feet, 120-feet by 150-feet and 150-feet by 180-feet depending on the terrain in which the lots were located. Several of the lots were indicated with a slope in excess of 18%. The approval allowed these lots to utilize the hillside development standards. The lots were indicated with a slope between 18 and 20 percent and were indicated with a lot area between 10,000 and 12,000 square feet as required by the Subdivision Ordinance. The approval included variances from the Master Street Plan to allow an increased length of a minor residential street, trail systems in lieu of sidewalks, reduced right of way widths for residential street standards and collector street standards and an increased grade for the collector streets of fourteen percent (14%). The request also included a variance from the Land Alteration Ordinance to allow grading of future phases where construction was not imminent. Variances were also approved to allow a reduced front yard setback along a collector street and a reduced rear yard setback adjacent to areas proposed as open space tracts. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved preliminary plat for Phases 13 & 14 to allow an option for two (2) streets to be designated as private streets. The Subdivision Ordinance allows the development of private streets (Section 31-207). The ordinance states private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standards shall conform to public street standards as specified in the Subdivision Ordinance. Private streets are permissible only in the form of cul-de-sac and short loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. Such streets will not be permitted where there is a possibility of through traffic or eventual connection to another public street. It shall be incumbent upon the applicant to demonstrate that the private streets will not unreasonably limit access to adjacent parcels, 2 February 16, 2012 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1313-DD hinder logical traffic pattern, or otherwise be contrary to the public interest. The subdivider shall provide for permanent maintenance of all private streets in the bill of assurance. This maintenance shall include water line, fire hydrants, or other utility facilities. All previously approved variances continue to be a part of the application approval. This includes variances from the specific lot development standards, Master Street Plan design standards, and variances from the Land Alteration Ordinance to allow grading of future phases where construction is not imminent. B. EXISTING CONDITIONS: The site is located north of the existing Woodlands Edge Subdivision on Woodlands Trail just south of the proposed non-residential zoned property located along Kanis Road. The plat area includes two (2) previously identified phases of the subdivision which are proposed as cul-de-sac streets. The property is heavily wooded with varying degrees of slope. The subdivision has been designed to allow for areas of open space and tracts held as conservation easements and the development of trails and pedestrian paths in -lieu of sidewalks. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners were notified of the public hearing. The Woodlands Edge Community Neighborhood Association was notified of the proposed plat request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 2. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 3. Entrance into and out of sites must at least 20 feet in width. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. The entrance medians should be reduced in sized or flatten near Woodlands Trail to provide permanent site distance. More information can be provided. M February 16, 2012 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1313-DD E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. A Capital Investment Charge based on the size of connection(s) will apply to portions of 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. Please submit plans for water facilities to Central Arkansas Water for review. Plan revision may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health and the Little Rock Fire Department is required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 feet wide. If there are in excess of 30 lots proposed with a single entrance from Woodlands Trail there must be two -entrances/exits to the subdivision. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. I SSUESITECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 4 February 16, 2012 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1313-DD G. SUBDIVISION COMMITTEE COMMENT: (January 25, 2012) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating the developer desired to develop these two (2) phases with private streets. Staff stated there was also a variance request from the Land Alteration Ordinance to allow advanced cutting and filling of several lots in the proposed subdivision. Staff stated the primary concern was Block 13 which contained more than 30 single- family lots and did not have a secondary means of access. Staff stated based on State Fire Code, a secondary means of access was required unless the homes were sprinkled. Mr. White stated he was reviewing the topography of the area to determine the best location for the secondary access. Public Works comments were addressed. Staff stated the entrance drives into and out of the site was to be a minimum of 20-feet. Staff also stated the entrance medians should be flattened near Woodlands Trail to provide permanent site distance. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the January 25, 2012, Subdivision Committee meeting. The applicant has provided a secondary access to serve Block 13. The revised plat also indicates the entrance drives with a minimum of 20-feet and has noted the entrance medians will be flattened near Woodlands Trail to provide permanent site distance. The applicant is requesting approval for the option to allow two (2) of the streets within the Woodlands Edge Subdivision to be developed as private streets. The Subdivision Ordinance allows the development of private streets (Section 31-207). The ordinance states private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The two (2) streets proposed for gating meet the criteria established by the Subdivision Ordinance, both of which are designed as cul-de-sac streets. The applicant has indicated prior to final platting a decision will be made as to whether the streets will be public or private. If is determined the streets will be dedicated as public streets, no gates will be installed. 0 February 16, 2012 SUBDIVISION ITEM NO.: 2 FILE NO.: S-1313-DD The request includes a variance from the City's Land Alteration Ordinance to allow cutting and filling of several lots within the proposed subdivision. According to the applicant Lots 3 - 9, Block 19 and Lots 13 - 16, Block 20 will be "cut" and Lots 22 and 23, Block 19 and Lots 20 and 21, Block 20 will be "filled". The applicant has indicated the material from the cut lots will be used on the fill lots eliminating the need for hauling of material from the site now only to be returned at the time of development of the individual lots. Staff is supportive of the request. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the allowance of these two (2) private streets within the proposed subdivision will adversely impact the development. In addition staff is supportive of allowing the applicant's request for a variance from the City's Land Alteration Ordinance to allow advanced grading of the lots as indicated. STAFF RECOMMENDATION: Staff 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 recommends approval of the variance from the City's Land Alteration Ordinance to allow advanced grading of the indicated lots as proposed by the applicant. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2012) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of 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 also presented a recommendation of approval of the variance from the City's Land Alteration Ordinance to allow advanced grading as proposed by the applicant. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0