HomeMy WebLinkAboutS-1313-SS-1 Staff AnalysisHOLLOWAY ENGINEERING
W-J. Surveying, & Civil Design, PLLC
November 28, 2018
Dana Carney
Subdivision Administrator
City of Little Rock
Department of Planning and Development
723 West Markham Street
Little Rock, AR 72201
Re: Resubmittal of Preliminary Plat applications for Blocks 32 and 33, Woodlands Edge
Addition, City of Little Rock, Pulaski County, AR
Mr. Carney,
Please find attached (4) copies of the Preliminary Plat for the above referenced project.
The plans have been adjusted per the Subdivision Comments where appropriate. Line item
responses to each comment are as follows:
Plannin Staff Comments-
1. Notices have been sent and proof of notice will be provided prior to December 7th.
2. The current owner, address and deed instrument number has been provided just
under the owner's certificate on Page C1.00 of the application. The
applicant/potential buyer is also listed as the owner within the certificate.
3. The average lot size/minimum lot size for each block is listed within the
"Quantitative Data" table on page C1.00.
4. Previous phase Covenants and Bill of Assurance is attached. This development will
be consistent if not exactly the same.
S. Setback lines have been revised on all pages of the submittal to reflect just the
applicable front yard setback.
6. All known natural features have been noted on each page of the application.
7. All known cultural features have been noted on each page.
8. Drainage areas related to all water courses have been added to the submittal where
appropriate.
9. All known recorded subdivisions abutting the boundary of this submittal have been
listed hereon.
10. Names of owners for all un-platted tracts have been listed hereon.
11. The zoning classification has been added to all applicable parcels.
12. Construction of both blocks is to be simultaneous however it is likely that Final
platting will be done by separate plats for each block.
Office: 200 Casey Drive, Maumelle, AR 72113
Phone: 501-851-3366 Fax: 501-851-3368 Email: admire@holloway-eng.com
13.On Nov. 27, I met with city staff to discuss "Public Works" comments. Vince Floriani
helped to define for me the likely specific preliminary analysis needed. A plan as
requested will be provided to him this week.
14. See Response #4.
15. Mail kiosk locations have been provided hereon. Within the meeting with Mr.
Floriani we discussed the location of the Kiosk on Preserve Pass. He appeared to
agree that alternate locations were not immediately apparent and that he was
agreeable to this location provided we met all other requirements.
16. Front Building lines along Preserve Pass have been revised to the requirements
within Section 31-356.
Public Works-
1. We will comply.
2. Concrete aprons have been added to the public/private transitions as requested.
3. After meeting with city staff, we decided to increase the road widths to 26'
throughout.
4. We will provide waiver or contract a private waste disposal provider.
S. Detention will be provided as required within several small ponds where proposed
roads cross existing upland swales. Preliminary locations are provided hereon.
6. Woodlands Edge is a low impact design that seeks to mitigate earthwork activities
and clearing. However, in an effort to develop sellable lots, we do want to request a
variance to allow advanced grading. This will be used sparingly on some lots at the
peak of the ridges to avoid unnecessary retaining wall construction between lots.
7. We will comply.
8. Any damage created by hauling activities will be repaired as required prior to a
request for a certificate of occupancy.
9. We will comply.
10. General Note 2 has been revised and easements will only be provided in areas
where drainage improvements are proposed.
11. General Note 11 has been revised.
12.100-year overflow easements will be provided as required.
13. Access to detention structures will be provided through easement where required.
14. Street names have been revised.
15. See "Planning" response # 15.
16. Dimensions have been added.
17. Kiosks will conform to ADA standards. See "Planning" response # 15.
18. We will obtain the permit as required.
19. We will comply.
20. Street lights will be installed as required.
21. Hauling of fill material on municipal streets will not be required.
22. We will comply.
23. Slopes will be constructed as required.
24. General Note #1 was revised. The easement was provided on the provided plan.
25. Cul-de-Sac design will comply with Fire Code.
26. All proposed roads are 26' wide.
27. An analysis of the Sight stopping distance will be provided within the next week.
28. Striping and signage will be provided as requested.
Utilities and Fire De t Coun Plannin -
As of this submittal, we have not been able to meet or discuss the project with Fire
Department representatives. We left messages with both of the provided contacts and
expect to hear back soon. It is likely that the holiday season and the quick turn around has
made it difficult to make a connection. We hope to have clarification of a few of the listed
comments within the next few days. It is our intention to comply with all comments.
To make it clear we are still asking for all of the previous variances and now after meeting
with city staff we would like to request two additional. A variance to allow for advanced
grading and one to allow for a design speed of 25 mph for the subdivision. As a low impact
development we are attempting to mitigate heavy cuts and fills within road construction.
This request was granted within a previous phase of Woodlands Edge.
If you have any questions or comments please call me at 501-851-3366.
Sincer y,
J. Eric Holloway
SUBDIVISION COMMITTEE COMMENTS
NOVEMBER 20, 2018
ITEM NO.: 1. WOODLANDS EDGE BLOCKS 32 & 33
PRELIMINARY PLAT
LOCATED SOUTH OF EXISTING WOODLANDS EDGE (S-1313-SS)
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract list, notice form
with affidavit completed and proof of mailing. Notices must be mailed no later than November 28,
2018. Proof of notice must be delivered to staff no later than December 7, 2018.
2. Provide name/address of land owner with source of title (deed record book and page or instrument
required) in general notes.
3. Provide average size of lots/minimum lot size.
4. Provide applicable existing covenants and the proposed covenants on the land.
5. Label the front setback line and remove the side and rear setback lines.
6. Indicate all natural features (drainage channels, bodies of water, wooded areas)
7. Show cultural features (streets, bridges, culverts, utility/power lines, pipelines, easements, parks,
structures, city and county lines, section lines)
8. Provide storm drainage analysis (data to be provided for all water courses entering and leaving the
plat boundary)
9. Provide the names of any recorded subdivisions abutting the plat area (plat book and page or
instrument number required to be shown)
10. Provide the names of all owners of all unplatted tracts abutting the plat area and the names of owners
of platted tracts in excess of 2 1/2 acres.
11. Show the zoning classifications within the plat boundary and of abutting areas
12_ .Provide a phasing plan. Indicate phases on the plat and outline the phasing plan in the general notes.
J3. `Submit an engineering analysis as per Section 31-90.
14. Provide a draft bill of assurance.
15. Locate USPS mail kiosks for Block 32. Should not be on the collector street.
16. Section 31-356 requires a 30' building line for residential lots fronting on a collector street.
Variance/Waivers:
1. A variance from the Subdivision Ordinance to allow a reduced front building line of 20-feet for all
lots.
2. A variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet for lots
with a lot width of 60-feet for all lots in Block 33.
3. A variance from the Subdivision Ordinance to allow a reduced rear yard setback of 15-feet for all
the proposed lots.
4. A variance from the Master Street Plan to allow an increased length of a Minor Residential Street
5. A variance from the Master Street Plan to allow a trail system in -lieu of sidewalks.
6. A variance from the Master Street Plan to allow an increased grade for collector street (14 percent).
7. A variance from the Master Street Plan to allow a reduced right-of-way of 40-feet to match existing
improvement.
8. Private streets
ITEM NO.:1. (CON'T) (S-1313-SS)
Public Works:
1. With site development, provide design of street conforming to the Master Street Plan. Construct
street improvements to these streets with planned development.
2. All transition between public and private streets shall be constructed of concrete aprons per City
Ordinance.
3. Since the street is proposed to be 24 ft in width, show on the plan the area of street where_ parking
will be restricted to one side. Revise General Note 7 on Tyne Ridge preliminary plat. �
4. 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.
5. Storm water detention ordinance applies to this property. Maintenance of the detention pond and
all private drainage improvements is the responsibility of the developer and/or property owners
association and detailed in the bills of assurance with mandatory fees collected for future
maintenance.
6. 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. Other than residential subdivisions, site grading and
drainage plans must be submitted and approved prior to the start of construction. Are variances
being requested to advance grade future phases with construction of the first phase and to grade
proposed lots with the street and drainage construction?
7. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the
intersection(s) comply with 2004 AASHTO Green Book standards.
8. Damage to public and private property due to hauling operations or operation of construction related
equipment from a nearby construction site shall be repaired by the responsible party prior to issuance
of a certificate of occupancy.
9. Prior to construction of retaining walls, a 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.
10. All public drainage easements must be unobstructed and access provided to the public right-of-way
j by constructed infrastructure and/or documented on the final plat. In reference to General Note 2,
are public drainage easements proposed on all sides of lots?
11. All public drainage easements must contain drainage infrastructure approved by the City of Little
Rock Public Works Department. All drainage easements within subdivisions with private streets
will not be maintained by the City of Little Rock. Revise General Note 11.
12. 100 year overflow swales must be constructed and placed within public drainage easements.
13. Access to detention ponds must be provided to the public right-of-way and/or access easement for
future maintenance by the developer and/or local property owners' association.
14. Street names and street naming conventions must be approved by Public Works. A suffix should
be added to Chanterelle Bend. The suffix in Stony Gap Path should be changed. Contact Glenn
Haley at (501) 371-4537 if you have any questions or desire additional information.
15. What is the purpose of the bulb outs with islands shown on preliminary plat? Kiosks should not be
located on Preserve Pass due to the expected traffic volumes.
16. Provide street, round -a -bout, and right-of-way widths and dimensions on Tyne Ridge preliminary
17. Show proposed location(s) of USPS cluster box units in Tyne Ridge in conformance with USPS and
City of Little Rock policy design standards. All kiosks should be constructed with pedestrian access
provided in conformance with ADA standards. Kiosks should not be located on Preserve Pass due
to the expected traffic volumes and proposed street widths.
ITEM NO.:1. CON'T 5-1313-SS
18. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas
Department of Environmental Quality prior to the start of construction.
19. Street Improvement plans shall include signage and striping. Public Works must approve completed
plans prior to construction.
20. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic
Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact
Traffic Engr 379-1813 (Greg Simmons) for more info.
21. 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.
22. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area
50' back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications)
at all proposed intersections.
23. Per Section 29-190, for excavations or fills constructed with slopes flatter than 3:1 (three horizontal
to one vertical), terraces are not required nor is there a limit on the height of cut or fill.
24. With the proposed right-of-way of 40 ft, 10 ft utility and drainage easements should be platted on
both sides of platted right-of-way. Revised General Note # 1.
25. Per the Fire Code, the minimum cul-de-sac diameter is 96 ft from back of curb to back of curb.
Contact the LR Fire Marshall for more information.
26. Per the Fire Code, a 26 ft or wider street must be provided around a fire hydrant. Contact the LR
Fire Marshall for more information.
27. Provide certification from a license engineer of at least 200 ft of stopping sight distance is provided
on all new streets.
28. Striping and signage should be provided within the street bulb -out area for parallel vehicle parking
not to exceed 5 minutes.
Utilities and Fire Department/CountyPlannin
Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer
service is required for this project.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing
electrical utilities at this location. Existing overhead and underground powerlines are located in the
vicinity of this project, but extensions will need to be made to provide service to the subdivision.
Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments 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.
ITEM NO.:1. CON'T S-1313-SS.
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.
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.
If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located
on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendi�r D of t e�Q 1 Arkansas Fire Preventi Code Vol. 1
Section D103.2 Grade. Fire apparatus access roads shall t exceed 10 percent in grade exc� t as approved
by the fire chief. f'
r•
Loading !
Maintain fire apparatus access road design as per Appendix D of t e Arkansas Fire Prevention Code
Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter
constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access
road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of
fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess
of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
ITEM NO. -I. (CON'!) _ (S-1313-SS)
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access
roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one person.
4. Gate components shall be maintained in an operable condition at all times and replaces or repaired
when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for
emergency access. Emergency opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are
capable of being opened by means of forcible entry tools or when a key box containing the keys to
the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with
requirements of ASTM F 2200.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family
dwelling residential developments. Developments of one- or two-family dwellings where the number of
dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
Where there are more than 30 dwelling units on a single public or private fire apparatus access
road and al dwelling units are equipped throughout with an approved automatic sprinkler
system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code,
access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall not be increased unless
fire apparatus access roads will connect with future development, as determined by the fire code
official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 —
C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C 105.1.
ITEM NO.:1. (CON'T) fS-1313-SS)
County Planning: No comments received.
Rock Region METRO:
Planning Division: No comments
Landscape: No comments
Other: Submit responses to staff issues and 4 copies of revised preliminary plat no later than Wednesday
November 28, 2018.
SUBDIVISION COMMITTEE COMMENTS
NOVEMBER 20, 2018
ITEM NO.: 1, WOODLANDS EDGE BLOCKS 32 & 33
PRELIMINARY PLAT
LOCATED SOUTH OF EXISTING WOODLANDS EDGE 5-1313-SS
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract list, notice form
with affidavit completed and proof of mailing. Notices must be mailed no later than November 28,
2018. Proof of notice must be delivered to staff no later than December 7, 2018.
2. Provide name/address of land owner with source of title (deed record book and page or instrument
required) in general notes.
3. Provide average size of lots/minimum lot size.
4. Provide applicable existing covenants and the proposed covenants on the land.
5. Label the front setback line and remove the side and rear setback lines.
6. Indicate all natural features (drainage channels, bodies of water, wooded areas)
7. Show cultural features (streets, bridges, culverts, utility/power lines, pipelines, easements, parks,
structures, city and county lines, section lines)
8. Provide storm drainage analysis (data to be provided for all water courses entering and leaving the
plat boundary)
9. Provide the names of any recorded subdivisions abutting the plat area (plat book and page or
instrument number required to be shown)
10. Provide the names of all owners of all unplatted tracts abutting the plat area and the names of owners
of platted tracts in excess of 2 1/2 acres.
11. Show the zoning classifications within the plat boundary and of abutting areas
12. Provide a phasing plan. Indicate phases on the plat and outline the phasing plan in the general notes.
13. Submit an engineering analysis as per Section 31-90.
14. Provide a draft bill of assurance.
15. Locate USPS mail kiosks for Block 32. Should not be on the collector street.
16. Section 31-356 requires a 30' building line for residential lots fronting on a collector street.
Variance/Waivers:
1. A variance from the Subdivision Ordinance to allow a reduced front building line of 20-feet for all
lots.
2. A variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet for lots
with a lot width of 60-feet for all lots in Block 33.
3. A variance from the Subdivision Ordinance to allow a reduced rear yard setback of 15-feet for all
the proposed lots.
4. A variance from the Master Street Plan to allow an increased length of a Minor Residential Street
5. A variance from the Master Street Plan to allow a trail system in -lieu of sidewalks.
6. A variance from the Master Street Plan to allow an increased grade for collector street (14 percent).
7. A variance from the Master Street Plan to allow a reduced right-of-way of 40-feet to match existing
improvement.
8. Private streets
ITEM NO.:1. CON'T 5-1313-SS
Public Works:
1. With site development, provide design of street conforming to the Master Street Plan. Construct
street improvements to these streets with planned development.
2. All transition between public and private streets shall be constructed of concrete aprons per City
Ordinance.
3. Since the street is proposed to be 24 ft in width, show on the plan the area of street where parking
will be restricted to one side. Revise General Note 7 on Tyne Ridge preliminary plat.
4. 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.
5. Storm water detention ordinance applies to this property. Maintenance of the detention pond and
all private drainage improvements is the responsibility of the developer and/or property owners
association and detailed in the bills of assurance with mandatory fees collected for future
maintenance.
6. 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. Other than residential subdivisions, site grading and
drainage plans must be submitted and approved prior to the start of construction. Are variances
being requested to advance grade future phases with construction of the first phase and to grade
proposed lots with the street and drainage construction?
7. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the
intersection(s) comply with 2004 AASHTO Green Book standards.
8. Damage to public and private property due to hauling operations or operation of construction related
equipment from a nearby construction site shall be repaired by the responsible party prior to issuance
of a certificate of occupancy.
9. Prior to construction of retaining walls, a 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.
10. All public drainage easements must be unobstructed and access provided to the public right-of-way
by constructed infrastructure and/or documented on the final plat. In reference to General Note 2,
are public drainage easements proposed on all sides of lots?
11. All public drainage easements must contain drainage infrastructure approved by the City of Little
Rock Public Works Department. All drainage easements within subdivisions with private streets
will not be maintained by the City of Little Rock. Revise General Note 11.
12. 100 year overflow swales must be constructed and placed within public drainage easements.
13. Access to detention ponds must be provided to the public right-of-way and/or access easement for
future maintenance by the developer and/or local property owners' association.
14. Street names and street naming conventions must be approved by Public Works. A suffix should
be added to Chanterelle Bend. The suffix in Stony Gap Path should be changed. Contact Glenn
Haley at (501) 371-4537 if you have any questions or desire additional information.
15. What is the purpose of the bulb outs with islands shown on preliminary plat? Kiosks should not be
located on Preserve Pass due to the expected traffic volumes.
16. Provide street, round -a -bout, and right-of-way widths and dimensions on Tyne Ridge preliminary
17. Show proposed location(s) of USPS cluster box units in Tyne Ridge in conformance with USPS and
City of Little Rock policy design standards. All kiosks should be constructed with pedestrian access
provided in conformance with ADA standards. Kiosks should not be located on Preserve Pass due
to the expected traffic volumes and proposed street widths.
ITEM NO.:1. CON'T 5-1313-SS
18. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas
Department of Environmental Quality prior to the start of construction.
19. Street Improvement plans shall include signage and striping. Public Works must approve completed
plans prior to construction.
20. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic
Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact
Traffic Engr 379-1813 (Greg Simmons) for more info.
21. 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.
22. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area
50' back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications)
at all proposed intersections.
23. Per Section 29-190, for excavations or fills constructed with slopes flatter than 3:1 (three horizontal
to one vertical), terraces are not required nor is there a limit on the height of cut or fill.
24. With the proposed right-of-way of 40 ft, 10 ft utility and drainage easements should be platted on
both sides of platted right-of-way. Revised General Note # 1.
25. Per the Fire Code, the minimum cul-de-sac diameter is 96 ft from back of curb to back of curb.
Contact the LR Fire Marshall for more information.
26. Per the Fire Code, a 26 ft or wider street must be provided around a fire hydrant. Contact the LR
Fire Marshall for more information.
27. Provide certification from a license engineer of at least 200 ft of stopping sight distance is provided
on all new streets.
28. Striping and signage should be provided within the street bulb -out area for parallel vehicle parking
not to exceed 5 minutes.
Utilities and Fire Department/CoIM Planning_
Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer
service is required for this project.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing
electrical utilities at this location. Existing overhead and underground powerlines are located in the
vicinity of this project, but extensions will need to be made to provide service to the subdivision.
Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments 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.
ITEM NO.: 1. (CON'T) (S-1313-SS
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.
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.
If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located
on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved
by the fire chief.
aadin
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter
constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access
road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of
fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess
of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
ITEM NO.:1. CON'T S-1313-SS
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol.1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access
roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one person.
4. Gate components shall be maintained in an operable condition at all times and replaces or repaired
when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for
emergency access. Emergency opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are
capable of being opened by means of forcible entry tools or when a key box containing the keys to
the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with
requirements of ASTM F 2200.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol.1, One- or Two -Family
dwelling residential developments. Developments of one- or two-family dwellings where the number of
dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private fire apparatus access
road and al dwelling units are equipped throughout with an approved automatic sprinkler
system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code,
access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall not be increased unless
fire apparatus access roads will connect with future development, as determined by the fire code
official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 —
C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C 105.1.
ITEM NO.:1. (CON'T) (S-1313-SS
County Planning: No comments received.
Rock Region METRO:
Planning Division: No comments
Landscape: No comments
Other: Submit responses to staff issues and 4 copies of revised preliminary plat no later than Wednesday
November 28, 2018.
December 13, 2018
ITEM NO.: 1 FILE NO.: S-1313-SS
NAME: Woodlands Edge Blocks 32 and 33 Preliminary Plat
LOCATION: South of the existing Woodlands Edge Development
DEVELOPER:
South Woodlands Estates, LLC
500 Main Street, Suite A
North Little Rock, AR 72114
OWNER/AUTHORIZED AGENT:
South Woodlands Estates, LLC, Owner
Holloway Engineering, Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 89.97 acres
WARD: 6
CURRENT ZONING
VARIANCEM/AIVERS:
NUMBER OF LOTS: 118
PLANNING DISTRICT: 18
PRD (proposed for revocation)
FT. NEW STREET: 7,832 LF
ENSUS TRACT: 42.07
1. A variance from Section 31-256 to allow a reduced front building line of 20 feet for
all lots.
2. A variance from Section 36-254 to allow a reduced side yard setback of 5 feet for
lots with a lot width of 60 feet in Block 33.
3. A variance from Section 36-254 to allow a reduced rear yard setback of 15 feet for
all lots.
4. A variance from the Master Street Plan to allow an increased length of a Minor
Residential Street.
5. A variance from the Master Street Plan to allow a trail system in lieu of sidewalks.
6. A variance from the Master Street Plan to allow an increased grade for collector
streets (14%).
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-13
7. A variance from the Master Street Plan to allow a reduced right-of-way of 40 feet
to match the existing improvements in Woodlands Edge.
BACKGROUND:
On June 20, 11995, the Board of Directors approved the Brodie Creek Conceptual PRD
for 700+/- acres located generally west of Bowman Road, south of Kanis Road/Cherry
Creek area. The conceptual PRD envisioned a mixed use development based around
four (4) distinct neighborhoods. That same night, the Board approved the Brodie Creek
East Neighborhood PRD for the first of the four neighborhoods to be built closest to
Bowman Road. Only that portion of the overall PRD was ever built. Much of the bulk of
the PRD has since been developed as Woodlands Edge Community. As Woodlands
Edge has developed, ordinances have been passed revoking portions of the Brodie Creek
Conceptual PRD.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now requesting preliminary plat approval for Blocks 32 and 33,
Woodlands Edge Addition. The proposal includes the development of 89.97 acres
with 118 new, single family lots and 7,832 feet of new streets. The proposed plat
does include several variances from various provisions of the Subdivision
Ordinance and the Zoning Ordinance as noted above. Additionally, the applicant
is proposing to continue the use of a trail system within the development in lieu of
sidewalks on the streets and the streets in Block 33 are proposed as private streets
behind a gated entrance. A Land Alteration variance is requested to allow advance
grading of the lots with installation of the basic infrastructure.
B. EXISTING CONDITIONS:
The area proposed for development is currently wooded and undeveloped. The
existing Woodlands Edge development is located to the north and east of this tract.
Spring Valley Manor is located to the west. Additional undeveloped property is
located to the south.
C. NEIGHBORHOOD COMMENTS:
Notice was sent to all owners of abutting properties, Spring Valley Neighborhood
Association and Woodlands edge Community Association.
6
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-13
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct street improvements to these streets with planned
development.
2. All transition between public and private streets shall be constructed of
concrete aprons per City Ordinance.
3. Since the street is proposed to be 24 ft. in width, show on the plan the area
of street where parking will be restricted to one side. Revise General Note 7
on Tyne Ridge preliminary plat.
4. 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.
5. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association and detailed in the bills of
assurance with mandatory fees collected for future maintenance.
6. 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. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Are variances being
requested to advance grade future phases with construction of the first phase
and to grade proposed lots with the street and drainage construction?
7. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
8. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
9. 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.
10. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat. In reference to General Note 2, are public drainage easements
proposed on all sides of lots?
9
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
11. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department. All drainage easements
within subdivisions with private streets will not be maintained by the City of
Little Rock. Revise General Note 11.
12. 100 year overflow swales must be constructed and placed within public
drainage easements.
13. Access to detention ponds must be provided to the public right-of-way and/or
access easement for future maintenance by the developer and/or local
property owners' association.
14. Street names and street naming conventions must be approved by Public
Works. A suffix should be added to Chanterelle Bend. The suffix in Stony
Gap Path should be changed. Contact Glenn Haley at (501) 371-4537 if you
have any questions or desire additional information.
15. What is the purpose of the bulb outs with islands shown on preliminary plat?
Kiosks should not be located on Preserve Pass due to the expected traffic
volumes.
16. Provide street, round -a -bout, and right-of-way widths and dimensions on
Tyne Ridge preliminary
17. Show proposed location(s) of USPS cluster box units in Tyne Ridge in
conformance with USPS and City of Little Rock policy design standards. All
kiosks should be constructed with pedestrian access provided in
conformance with ADA standards. Kiosks should not be located on Preserve
Pass due to the expected traffic volumes and proposed street widths.
18. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
19. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
20. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg
Simmons) for more information.
21. 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.
22. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50' back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at all proposed intersections.
El
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
23. Per Section 29-190, for excavations or fills constructed with slopes flatter than
3:1 (three horizontal to one vertical), terraces are not required nor is there a
limit on the height of cut or fill.
24. With the proposed right-of-way of 40 ft. 10 ft. utility and drainage easements
should be platted on both sides of platted right-of-way. Revised General
Note #1.
25. Per the Fire Code, the minimum cul-de-sac diameter is 96 ft. from back of
curb to back of curb. Contact the LR Fire Marshall for more information.
26. Per the Fire Code, a 26 ft. or wider street must be provided around a fire
hydrant. Contact the LR Fire Marshall for more information.
27. Provide certification from a license engineer of at least 200 ft. of stopping
sight distance is provided on all new streets.
28. Striping and signage should be provided within the street bulb -out area for
parallel vehicle parking not to exceed 5 minutes.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Existing overhead and
underground powerlines are located in the vicinity of this project, but extensions
will need to be made to provide service to the subdivision. Contact Entergy in
advance to discuss electrical service requirements, extensions, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Enerqyy: No comments received.
AT & T: No comments 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.
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.
61
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1313-SS
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.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s).
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
n
December 13, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.
(.atpc
NO.: S-1313-SS
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
7
December 13, 2018
SUBDIVISIO
ITEM NO.: 1 (Cont.
FILE NO.: S-1313-SS
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt.
Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received-
F. BUILDING CODES/LANDSCAPE:
G
H
Building Code: No comments.
Landscape: No comments.
TRANSPORTATION/PLAN N I NG:
Rock Region Metro: No comments received.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
The applicant, Eric Holloway, was present. Staff introduced the item and noted
there were several outstanding technical issues in need of addressing. Staff
outlined the several preliminary plat informational items that were needed. The
various requested variances were noted. Public Works comments were noted and
discussed. In response to a question, Mr. Holloway stated the development would
be constructed in a single phase and permission to advance grade the lots with
installation of the basic infrastructure was requested. Comments from the other
reviewing agencies were noted. The applicant was advised to submit responses
to staff issues by November 28, 2018. The committee forwarded the item to the
full commission.
ANALYSIS:
The applicant is requesting preliminary plat approval for Blocks 32 and 33,
Woodlands Edge Addition. The proposal includes the development of 89.97 acres
0
December 13, 2018
SUBDIVISION
FILE NO.: S-1313-SS
with 118 new, single family lots with 7,832 feet of new streets. The proposed plat
does include several variances form the typical standards of the Subdivision
Ordinance and Zoning Ordinance, as noted above. The variances are consistent
with those approved for various phases of the existing Woodlands Edge
development. Additionally, the applicant is proposing to continue the use of a trail
system within the development in lieu of sidewalks on the streets and the streets
in Block 33 are proposed as private streets. A land alteration variance is requested
to allow advance grading of the lots with installation of the basic infrastructure.
Block 32 contains 62.33 acres and will be developed with 63 lots and 4 tracts of
open space. The open space amounts to 36.65 acres. The average lot size is
13,503 square feet and the minimum lot size is 11,196 square feet. The minimum
lot size in R-2 is 7,000 square feet. The proposed density is 1.01 units per acre.
5,225 linear feet of new public streets are proposed.
Block 33 contains 27.64 acres and will be developed with 55 lots and 5 tracts of
open space. The open space amounts to 14.23 acres. The average lot size is
8,295 square feet and the minimum lot size is 7,014 square feet. The proposed
density is 1.99 units per acre. 2,607 linear feet of new street are proposed. The
streets in this block are proposed as private streets. The subdivision will be gated,
with a key pad entrance on the north end of Chanterrelle Bend Lane off of the
round -about -on Preserve Pass. The gated entrance will be entry or exit. A second
gate is located on the south end of Chanterrelle Bend Lane. This gate is exit only.
Construction of both blocks is to be simultaneous, however it is likely that final
platting will be done by separate plats for each block.
The applicant submitted responses to most all of the issues raised at subdivision
committee. All required information has been added to the preliminary plat
document. Centralized USPS mail kiosks have been added for each block. The
front building lines along Preserve Pass have been revised to 30 feet. Public Works
comments have been addressed. All streets will be 26 feet wide. The required sight
distance certification letter has been provided. A previously requested variance to
allow for a street design speed of 25 mph has been withdrawn. Cul-de-sac design
will comply with the Fire Code for appropriate diameter.
To staff's knowledge there are no outstanding issues. The proposed new blocks
are compatible with the existing Woodlands Edge development.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat subject to compliance
with the comments and conditions outlined in paragraphs D, E and F and the staff
analysis in the agenda staff report.
�67
December 13, 2018
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-1313-SS
Staff recommends approval of the following variances:
(a) A variance from the land alteration ordinance to allow advance grading of a
portion of the lots with installation of the basic infrastructure.
(b) A variance from Section 31-256 to allow a reduced front building line of
20 feet for the lots not fronting onto a collector street.
(c) A variance from Section 36-254 to allow a side yard setback of 5 feet for all
lots with a width of 60 feet in Block 33.
(d) A variance from Section 36-254 to allow a reduced rear yard setback of
15 feet for all lots.
(e) A variance from the Master Street Plan to allow an increased length of a Minor
Residential Street.
(f) A variance from the Master Street Plan to allow an increased grade for
collector streets (16%).
(g) A variance from the Master Street Plan to allow a reduced right of way of
40 feet to match the existing improvements in Woodlands Edge.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above; including the variances. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 noes and 1 absent.
iN
December 3, 2020
ITEM NO.: 2 FILE NO.: S-1313-SS
NAME: Woodlands Edge Blocks 32 and 33 Preliminary Plat — Time Extension Request
LOCATION: South of the existing Woodlands Edge Development
DEVELOPER:
South Woodlands Estates, LLC
500 Main Street, Suite A
North Little Rock, AR 72114
OWNER/AUTHORIZED AGENT:
South Woodlands Estates, LLC, Owner
Holloway Engineering, Agent
RVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 89.97 acres NUMBER OF LOTS: 118 FT. NEW STREET: 7,832 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. A variance from Section 31-256 to allow a reduced front building line of 20 feet for
all lots.
2. A variance from Section 36-254 to allow a reduced side yard setback of 5 feet for
lots with a lot width of 60 feet in Block 33.
3. A variance from Section 36-254 to allow a reduced rear yard setback of 15 feet for
all lots.
4. A variance from the Master Street Plan to allow an increased length of a Minor
Residential Street.
5. A variance from the Master Street Plan to allow a trail system in lieu of sidewalks.
December 3, 2020
ITEM NO.: 2 (Cont.
FILE NO.: S-1313-SS
6. A variance from the Master Street Plan to allow an increased grade for collector
streets (14%).
7. A variance from the Master Street Plan to allow a reduced right-of-way of 40 feet to
match the existing improvements in Woodlands Edge.
ANALYSIS:
On December 13, 2018 the Planning Commission approved the Woodland's Edge Blocks
32 and 33 Preliminary Plat with a vote of 10 ayes, 0 noes and 1 absent (consent agenda).
The proposal included the development of 89.97 acres with 118 new, single family lots
with 7,832 feet of new streets. The proposed plat included several variances form the
typical standards of the Subdivision Ordinance and Zoning Ordinance. The variances are
consistent with those approved for various phases of the existing Woodlands Edge
development. Additionally, the applicant proposed to continue the use of a trail system
within the development in lieu of sidewalks on the streets and the streets in Block 33 were
proposed as private streets. A land alteration variance was requested to allow advance
grading of the lots with installation of the basic infrastructure.
Block 32 contains 62.33 acres and will be developed with 63 lots and 4 tracts of open
space. The open space amounts to 36.65 acres. The average lot size is 13,503 square
feet and the minimum lot size is 11,196 square feet. The minimum lot size in R-2 is 7,000
square feet. The proposed density is 1.01 units per acre. 5,225 linear feet of new public
streets are proposed.
Block 33 contains 27.64 acres and will be developed with 55 lots and 5 tracts of open
space. The open space amounts to 14.23 acres. The average lot size is 8,295 square
feet and the minimum lot size is 7,014 square feet. The proposed density is 1.99 units
per acre. 2,607 linear feet of new street are proposed. The streets in this block are
proposed as private streets. The subdivision will be gated, with a key pad entrance on
the north end of Chanterrelle Bend Lane off of the round -about -on Preserve Pass. The
gated entrance will be entry or exit. A second gate is located on the south end of
Chanterrelle Bend Lane. This gate is exit only.
Construction of both blocks is to be simultaneous, however it is likely that final platting will
be done by separate plats for each block.
Section 31-94 (e) of the City's Subdivision Ordinance is as follows:
"(e) A preliminary plat approved by the planning commission shall be
effective and binding upon the commission for two (2) years from the date
of approval or as long as work is actively progressing, at the end of which
time the final plat application for the subdivision must have been submitted
to the planning staff. Any plat not receiving final approval within the period
2
December 3, 2020
ITEM NO.: 2 Cont. FILE NO.: S-1313-SS
of time set forth herein or otherwise conforming to the requirements of this
chapter shall be null and void, and the developer shall be required to
submit a new plat of the property for preliminary approval subject to all
zoning restrictions and this chapter.
The planning commission may extend the original preliminary approval,
for a period not to exceed one (1) additional year, when it can be
demonstrated that there are no changes in the plat design or
neighborhood that warrant a complete review."
The applicant submitted a letter to staff on October 6, 2020 requesting the approved
preliminary plat be extended for one (1) additional year, as it is set to expire on
December 13, 2020. Staff supports the requested preliminary plat time extension, as
there have been no substantial changes in the plat design or the general area which
would warrant additional review.
STAFF RECOMMENDATION:
Staff recommends approval of the requested one (1) year time extension for the
Woodland's Edge Blocks 32 and 33 Preliminary Plat, subject to compliance with all
conditions of the previous approval.
PLANNING COMMISSION ACTION: (DECEMBER 3, 2020)
The applicant was not present. There were no persons present registered in support
and three (3) persons registered in opposition. Staff presented the item and a
recommendation of approval as outlined in the "staff recommendation" above. The
Commission requested comments from the persons registered in opposition. However,
no person responded to the request. There was a motion to approve the request as
recommended by staff. The motion was seconded. The vote was 9 ayes, 1 nay, and
1 absent. The request was approved.
C