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HomeMy WebLinkAboutS-1313-II Staff AnalysisSeptember 23, 2010 ITEM NO.: 1 FILE NO.: S-1313-AA NAME: Woodlands Edge Phases 14 — 17 Preliminary Plat LOCATION: Located South and East of Cooper Orbit Road DEVELOPER: Rocket Properties 2024 Arkansas Valley Drive Little Rock, AR 72212 White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 177.9 acres NUMBER OF LOTS: 149 FT. NEW STREET: 13,000 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: 1. A variance from Section 31-256(1) to allow a reduced front building line adjacent to a collector street. 2. A variance from Section 36-254(d)(3) to allow a 15-foot rear yard setback adjacent to open space tracts. 3. A variance from the Master Street Plan to allow an increased length of a minor residential street. 4. A variance from the Master Street Plan to allow the centerline grade for a collector street to exceed 12 percent (14 percent proposed). 5. A variance from the Land Alteration Ordinance to allow grading of future phases. 6. A variance from the Subdivision Ordinance (Section 31-175) to allow a trail system in -lieu of sidewalks within the subdivision. 7. A variance from the Master Street Plan to allow steeper slopes within the right of way to maintain vegetation. September 23, 2010 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S- 13 13-AA A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT; The request is the subdivision of 177.9 acres into 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 are located. Several of the lots are indicated with a slope in excess of 18%. The developer is requesting to develop these lots utilizing the hillside development standards. These lots are indicated with a slope between 18 and 20 percent and are indicated with a lot area between 10,000 and 12,000 square feet as required by the Subdivision Ordinance. The developer is requesting 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 includes a variance from the Land Alteration Ordinance to allow grading of future phases. Variances are also being sought 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. B. EXISTING CONDITIONS: The site is located west of the existing Woodlands Edge Subdivision extending to near Cooper Orbit Road. The property is heavily wooded with varying degrees of slope. Brodie Creek runs through the proposed development area. Woodlands Edge Subdivision has developed to the east of this site. The subdivision has been designed to allow for areas of open space and tracts held as conservation easements. The subdivision has developed with trails and pedestrian paths in -lieu of sidewalks. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners abutting the site, the Spring Valley Manor Property Owners Association, the Parkway Place Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Wind Ridge Pass should be constructed to a width of 31 feet due to it being a collector street on the Master Street Plan with residential lot frontage. 2 September 23, 2010 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1313-AA 2. All proposed 22 feet wide streets, with exception of Hawks Rest Drive, should be constructed to a width of 24 feet as per the Master Street Plan. 3, Hawks Rest Drive should be constructed to a street width of 26 feet in a 40 foot right-of-way due to the possible number of future lots to be platted to the south. 4. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 5. 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. 6. 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 379-1813 (Steve Philpott) for more information. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to the streets with the planned development. 9. 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. 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 11. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 12. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is not allowed. 13. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 14. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 3 September 23, 2010 SUBDIVISION ITEM NO.: 1 [Cont. FILE NO.: S-1313-AA 15. Collector streets are shown to have a maximum grade of fourteen percent (14%). A variance is required to exceed City code. 16. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 17. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES AND FIRE DEPARTMENT./COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: 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 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 revisions 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 Engineering Division and Little Rock Fire Department is required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Any residential street containing 30 lots or more must provide secondary access to the lots. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. Parks and Recreation: No comment received. Id September 23, 2010 SUBDIVISION ITEM NO.: 1 [Cont.] FILE NO.: S-1313-AA F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff questioned the proposed side and rear yard setbacks for the lots. Staff also stated a variance was required to allow a 25-foot front building line adjacent to Wind Ridge Pass since the street was classified as a collector street on the Master Street Plan. Staff stated a number of the lots were proposed for development utilizing the hillside development standards. Staff requested Mr. White provide the percentage of slope for the lots proposed for development utilizing the hillside development standards. Staff stated as the percentage of slope increased the required lot size also increased. Public Works comments were addressed. Staff stated Wind Ridge Pass should be constructed to a 31-foot street width since the street was classified as a collector street and the developer was indicating lots with driveways accessing the street. Staff stated all proposed 22-foot wide streets would require 24-feet of pavement with the exception of Hawks Rest Drive. Staff stated this street should be constructed with 26-feet of pavement within a 40 foot right of way. Staff stated a grading permit was required prior to any construction taking place. Staff stated floodway areas were to be shown as floodway easements or dedicated to the public. Staff stated collector streets per the Master Street Plan were allowed a maximum centerline grade of fourteen percent. Staff stated the grades proposed by the applicant would require a variance. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 addressing a number of the issues raised at the September 2, 2010, Subdivision Committee meeting. The revised drawing has addressed Public Works concerns related to street design and right of way widths. The request includes several variances related to the street design. The developer is requesting a variance from the Master Street 5 September 23, 2010 SUBDIVISION ITEM NO.: 1 Cont.) FILE NO.: S-1313-AA Plan to allow an increased length of a minor residential street and to allow the centerline grade for a collector street to exceed 12 percent; 14 percent is proposed. The street rights of way and pavement widths are as follow: Required MSP Pavement/ROW Proposed Pavement/ROW Wind Ridge Pass 36760' 31'/45' Hawks Rest Drive 26750' 26740' Gray Moss Cove 24745' 24745' Rock Ledge Cove 24745' 24'/45' Talus Cove 24745' 24'/45' Summer Wind Point 24745' 24745' Retail Cove 24745' 24740' Retail Court 24745' 24740' Eagle Pass Cove 24745' 24740' Eagle Pass Lane 24745' 24740' Day Break Point 24745' 24745' The extension of Woodlands Trail West from the existing round -about across Brodie Creek will match the 28 feet pavement width located in a 40 foot right of way to match the previous phases. The request includes a variance from the Master Street Plan to allow steeper slopes within the right of way to maintain vegetation. Stormwater Detention for this area of development was provided in earlier phases of construction. The request includes a variance from the Land Alteration Ordinance to allow grading of future phases with the development. The developer has indicated cuts and fills will be used within the subdivision to limit the need for hauling of materials over City streets. The request includes a variance from the Subdivision Ordinance (Section 31-175) to allow a trail system in -lieu of sidewalks within the subdivision. The developer has indicated the trail system has been incorporated into earlier phases of the subdivision and has served the development well. The proposed development includes a variance from Section 31-256(1) of the Subdivision Ordinance to allow a reduced front building line adjacent to a collector street. The ordinance states a 30-foot front building line is required adjacent to streets classified as a collector street. The request also includes a variance from Section 36-254(d)(3) to allow a 15-foot rear yard setback adjacent to open space tracts. Other phases of the development have also been allowed these variances. September 23, 2010 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA The development as proposed will allow the subdivision of 177.9 acres into 149 single-family lots. The lots 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 are located. Several of the lots are indicated with a slope in excess of 18% in which the developer is requesting to develop these lots utilizing the hillside development standards. These development standards will allow the front building line to be reduced to 15-feet. The lots proposed utilizing the hillside standards are indicated with a slope between 18 and 20 percent and with a lot area between 10,000 and 12,000 square feet as required by the Subdivision Ordinance. Staff is supportive of the request. The development of this phase of the subdivision has similar development standards as previous phases. Although there are variances associated with the request the variances are also similar to variances approved in the previous phases of this subdivision. To staff's knowledge there are no outstanding issues associated with the request. The development of the subdivision as proposed with an overall density of 1.19 units per acre is well within the development standards for Residential Low Density as defined by the Future Land Use Plan. 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 following variance request: 1. A variance from Section 31-256(1) to allow a reduced front building line adjacent to a collector street. 2. A variance from Section 36-254(d)(3) to allow a 15-foot rear yard setback adjacent to open space tracts. 3. A variance from the Master Street Plan to allow an increased length of a minor residential street. 4. A variance from the Master Street Plan to allow the centerline grade for a collector street of 14 percent. 5. A variance from the Land Alteration Ordinance to allow grading of future phases. 6. A variance from the Subdivision Ordinance (Section 31-175) to allow a trail system in -lieu of sidewalks within the subdivision. II September 23, 2010 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1313-AA 7. A variance from the Master Street Plan to allow steeper slopes within the right of way to maintain vegetation. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented 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 following variance request: A variance from Section 31-256(1) to allow a reduced front building line adjacent to a collector street; A variance from Section 36-254(d)(3) to allow a 15-foot rear yard setback adjacent to open space tracts; A variance from the Master Street Plan to allow an increased length of a minor residential street; A variance from the Master Street Plan to allow the centerline grade for a collector street of 14 percent; A variance from the Land Alteration Ordinance to allow grading of future phases.; A variance from the Subdivision Ordinance (Section 31-175) to allow a trail system in -lieu of sidewalks within the subdivision; and A variance from the Master Street Plan to allow steeper slopes within the right of way to maintain vegetation. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. E