HomeMy WebLinkAboutS-1339 Staff AnalysisItem No. 3 — Villa Vista Subdivision Preliminary Plat S-1339
Planning Staff Comments:
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1. Provide a certified list of property owners abutting the site along with notice form, affidavit executed, and
proof of mailing.
2. Provide a storm drainage analysis.
• 3. Provide preliminary storm drainage plan.
4. Provide zoning classifications within the plat boundary and of abutting areas.
5. Provide a 10-foot restricted access easement adjacent to West 361h Street for Lots 3 — 12.
6. Remove the platted rear and side building lines.
ry1 Variance/Waivers: Request a variance for a reduced platted building line adjacent to a minor arterial street.
(Platted 25-feet - Required 35-feet.)
Request a variance for Double Frontage Lots for Lots 3 —12.
Public Works:
1. West 36`h Street is classified on the Master Street Plan as a minor arterial. A dedication of right-o€way 45
.� feet from centerline will be required.
g 2. Construct one-half street improvement to West 36`h Street including 5-foot sidewalks with planned
--' development. v. P � �,,�,r, 4,r,•f o�-.t, R '1Z y�
3. Proposed residential street width standard is 26 feet back-to-bac� of curb. Proposed pavement structure must
06 be equivalent to standard residential street.
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3 4. Residential sidewalk of 4-foot width must have passing zones every 200 linear feet per ADA requirements.
•
5. Curve radii must be 150 feet for residential streets, 75 feet for minor residential streets, or seek variance.
6. Street grades m not exceed 15% except minor residential streets may not exceed 18% with special
approval. '��.� cum DL —w.�*.
7. Cul-de-sac radii must be 40-foot minimum. t1rt
1 8. West 38 Street requires a sidewalk. 0-4, qtx
�j 9. Indicate quantity of flow entering the subdivision from adjacent watercourses.
10. A Grading Permit will be required per See. 29-186 (c) & (d).
11. Contact the ADPC&E for approval prior to start of work.
12. The 2 street names of "Villa Vista Drive" and "Vista View Lane" will be approved as "Villa Vista Court"
and "Vista View Circle."
13. The street name of "Villa View Lane" will be approved as "Villa View Cove."
14. Pebble Lane is already named as James Aulwes Drive. OIL.�'--�
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Utilities and Fire Department/County Planning: ��]C_"`''0
�n.
Wastewater: Sewer main extension required with easements if service is requiredproject. Contact Jim
Boyd at 376-2903 for details.
ENTERGY: No comment received.
ARKLA: Approved as submitted.
Southwestern Bell: Approved as submitted. t7t-
Water: A water main extension is required to serve alI 15roposea lots within this subdivision with the exception
of those abutting West 36"' Street. Must meet fire flow requirements of 1500 GPM throughout the
subdivision. Must met Little Rock Fire Department requirements for fire hydrant locations. Contact
Marie Dugan at 992-2438 for details.
Page 2 ,
Subdivision Committee Comments
Villa Vista Subdivision Preliminary Plat
Fire Department: Place fire hydrants per code. Contact the Dennis Free at the Little Rock Fire
Department for additional information at 918.3752.
County Planning: No comment received.
CATA: No comment received.
Planning Division: No comment.
Landscape: No comment.
Submit 4 copies of the revised site plan (to include additional information as noted above) to staff no later
than Wednesday April 24, 2002.
FILE NO.: S-1339
NAME: Villa Vista Subdivision Preliminary Plat
LOCATION: South of West 36th Street between Stonehedge Drive and Tudor Drive
DEVELOPER:
ENGINEER:
Ford Properties Homes LLC Hope Engineers
16328 Interstate 30 203 Lillian Street
Benton, AR 72015 Benton, AR 72015
AREA: 27.71 acres NUMBER OF LOTS: 94 FT. NEW STREET: 4189
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 11
CENSUS TRACT: 24.05
VARIANCESMAIVERS REQUESTED:
1. A variance to allow reduced front platted building line for Lots 10, 11 and 12 (15-
feet).
2. Variance to allow double frontage lots for Lots 4 - 12.
3. A variance to allow a reduced platted building line (25-feet) on Lots 4 - 12 adjacent
to a Minor Arterial.
A. PROPOSAL:
The applicant proposes to subdivide this 27.716 acre site into 94 single-family
residential lots. The lots will be accessed from West 36th Street and West 38
Street and James Aulwes Drive will be extended into the subdivision. There will
be 4,189 linear feet of new residential street with the development.
The proposed preliminary plat will be final platted in five phases. The following
phases are proposed:
FILE NO.: S-1339 (Cont.
Phase I
Lots 1 — 14, and Lots 63 — 69 (21 Lots)
Phase 11
Lots 15 — 23, Lots 59 — 62 and Lots 70 and 71 (15 Lots)
Phase III
Lots 46 — 58 and Lots 87 — 94 (21 Lots)
Phase IV
Lots 35 — 45 and Lots 76 — 86 (22 Lots)
Phase V
Lots 24 — 34 and Lots 72 — 75 (16 Lots
The applicant is proposing the average lot size to be 60-foot by 120-foot (7200
square foot lots). The applicant is proposing an area for storm water detention
located near West 36th Street.
The applicant is proposing the roadway to be a 26-foot (back of curb to back of
curb) roadway with a 50-foot right-of-way. The applicant is proposing the
placement of sidewalks on one side of the street throughout the subdivision.
B. EXISTING CONDITIONS:
The site is a vacant tree covered site with R-2 zoning. The area to the south is
also a vacant tree covered site also zoned R-2. Single-family subdivisions abut
the site to the east and west. The area to the north is Keningston Subdivision, a
subdivision still developing. Other uses in the area include an elementary school
on Romine Road and Multi -family housing to the west and two churches to the
east located along West 36th Street.
C. NEIGHBORHOOD COMMEN
As of this writing staff has received several informational phone calls from the
neighborhood. All abutting property owners along with the Keningston, Campus
Place, John Barrow and Westbrook Neighborhood Associations were notified of
the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West 36th Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Construct one-half street improvement to West 36th Street including 5-foot
sidewalks with Planned Development.
3. Proposed residential street width standard is 26 feet back-to-back of curb.
Proposed pavement structure must be equivalent to standard residential
street.
4. Residential sidewalk of 4-foot width must have passing zones every 200
linear feet per ADA requirements.
5. Curve radii must be 150 feet for residential streets, 75 feet for minor
residential streets, or seek variance.
6. Street grades may not exceed 15% except minor residential streets may
not exceed 18% with special approval.
7. Cul-de-sac radii must be 40-foot minimum.
8. West 38th Street requires a sidewalk.
2
FILE NO.: S-1339 (Cont.) _
9. Indicate quantity of flow entering the subdivision from adjacent
watercourses.
10. A Grading Permit will be required per Sec. 29-186 (c) & (d).
11. Contact the ADPC&E for approval prior to start of work.
12. The 2 street names of "Villa Vista Drive" and "Vista View Lane" will be
approved as "Villa Vista Court" and "Vista View Circle."
13. The street name of "Villa View Lane" will be approved as "Villa View
Cove."
14. Pebble Lane is already named as James Aulwes Drive.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: A sewer main extension will be required, with easements, if service
is required for project. Contact Jim Boyd at 376-2903 for details.
ENTERGY: No comment received.
ARKLA: Approved as submitted.
Southwestern Bell: Approved as submitted.
Water: A water main extension is required to serve all proposed lots within this
subdivision with the exception of those abutting West 36th Street. The
development must meet fire flow requirements of 1500 gpm throughout the
subdivision. The development must meet Little Rock Fire Department
requirements for fire hydrant locations. Contact Marie Dugan at 992-2438 for
details.
Fire Department., Place fire hydrants per code. Contact the Dennis Free at the
Little Rock Fire Department for additional information at 918-3752.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division: No comment.
Landscape Issues: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 18, 2002)
The applicant was not present. Staff briefly described the proposed preliminary
plat to the Committee and stated numerous issues needed to be resolved prior to
the presentation to the full Commission. Staff stated they would contact the
3
FILE NO.: S-1339 Cont.)
applicant and meet with them prior to the Commission meeting to assist the
applicant in minimizing Staff concerns.
The Committee then forwarded the proposed preliminary plat to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to Staff on April 25, 2002. The
revised preliminary plat addressed most of the issues addressed by Staff and the
Subdivision Committee. The revision included a 10-foot restrictive easement
along Lots 4 — 12 as required by the Subdivision Ordinance for double frontage
lots. The applicant also requested a reduced building line adjacent to a Minor
Arterial (30-feet required) of 25-feet. Staff is supportive of the request to allow
the double frontage lots since the applicant has complied with Section 31-257 of
the Subdivision Ordinance. Staff is also supportive of the reduced building line to
allow uniformity. The applicant has platted a 35-foot platted building line for Lots
1 — 3 which also abut the Minor Arterial.
The revised plat also addresses Public Works concern for the curve radii. The
plat indicates a four (4) foot sidewalk on the interior of the subdivision with the
placement of sidewalks on one side of the street throughout the development
and a passing zone every 200 linear feet. The applicant has also indicated a
sidewalk extending from West 38t" Street and James Aulwes Drive into the
proposed development.
The applicant has indicated a phasing plan consistent with Ordinance
requirements. The applicant proposes to Final Plat the lots in five (5) phases
with between 15 to 20 lots in each phase or 15% to 20% in each phase. The
Ordinance requirement is 5% or a minimum of five (5) lots.
Otherwise, to Staff's knowledge, there are no outstanding issues associated with
the proposed preliminary plat.
STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed preliminary plat subject to the
conditions outlined in Paragraphs D, E and F of this report.
Staff recommends approval of the requested variance to allow Lots 4 —12 to be
double frontage lots.
Staff recommends approval of the requested variance to allow a reduced
(15-foot) front building line on Lots 10 — 13.
Staff recommends approval of the requested variance to allow a reduced
(25-foot) platted building line adjacent to a minor arterial for Lots 4 - 12.
L,
FILE NO.: S-1339
PLANNING COMMISSION ACTION: (MAY 9, 2002)
The applicant was present representing the application. There were. no objectors
present. Staff presented the item with a recommendation of approval of the proposed
preliminary plat subject to the conditions outlined in the "staff recommendation" above.
Staff stated the applicant had submitted a revised phasing plan to include nine phases.
Staff stated the minimum number of lots to be final platted would be 6 and the maximum
number of lots would be 21. Staff stated the phasing plan submitted conformed to the
Subdivision Ordinance requirement. Staff stated they were supportive of the revised
phasing plan to allow the subdivision to develop in nine (9) phases.
Staff stated the proposed preliminary plat would require two variances. Staff
recommended approval of the requested variance to allow Lots 3 — 12 to be double
frontage lots. Staff also recommended approval of the requested variance to allow a
reduced front building line for Lots 10 —13. Staff stated the applicant had withdrawn
the third variance request. Staff stated the applicant would plat the 30-foot building line
adjacent to an arterial street as required by the Subdivision Ordinance.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff. The vote was 9 ayes, 0 noes, 1 absent and
1 recuse.
5
March 20, 2003
ITEM NO.: 15
NAME: Villa Vista Subdivision
FILE NO.: S-1339
LOCATION: South of West 36tn Street between Stonehedge Drive and Tudor Drive
DEVELOPER:
Ford Properties Homes LLC
16328 Interstate 30
Benton, AR 72015
ENGINEER:
Hope Engineers
203 Lillian Street
Benton, AR 72015
AREA: 27.71 acres NUMBER OF LOTS: 94 FT. NEW STREET: 4189
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 11 — 1-430
CENSUS TRACT: 24.05
VARIANCESNVAIVERS REQUESTED: Deferral of Master Street Plan Requirements to
West 36tn Street and the continuation of the existing reduced standard for West 36tn
Street.
PREVIOUS VARIANCESNVAIVERS GRANTED Ordinance No. 18696 June 20 2002 :
1. A variance to allow reduced front platted building line for Lots 10, 11 and 12
(I 5-feet).
2. Variance to allow double frontage lots for Lots 4 - 12.
3. A variance to allow a reduced platted building line (25-feet) on Lots 4 — 12 adjacent
to a Minor Arterial.
March 20, 2003
SUBDIVISION
NO.: 15 (Cont.
BACKGROUND:
FILE NO.: S-1339
The applicant proposes to subdivide this 27.716-acre site into 94 single-family
residential lots. The lots will be accessed from West 36tn Street and West 38t" Street
and James Aulwes Drive will be extended into the subdivision. There will be 4,189
linear feet of new residential street with the development.
The proposed preliminary plat will be final platted in five phases. The following phases
are proposed:
Phase I
Lots 1 — 14, and Lots 63 — 69 (21 Lots)
Phase II
Lots 15 — 23, Lots 59 — 62 and Lots 70 and 71 (15 Lots)
Phase III
Lots 46 — 58 and Lots 87 — 94 (21 Lots)
Phase IV
Lots 35 — 45 and Lots 76 — 86 (22 Lots)
Phase V
Lots 24 — 34 and Lots 72 — 75 (16 Lots
The applicant is proposing the average lot size to be 60-foot by 120-foot (7200 square
foot lots. The applicant is proposing an area for storm water detention located near
West 36 " Street.
The applicant is proposing the roadway to be a 26-foot (back of curb to back of curb)
roadway with a 50-foot right-of-way. The applicant is proposing the placement of
sidewalks on one side of the street throughout the subdivision.
A. PROPOSAL:
The applicant is requesting a deferral of the Master Street Plan requirement to
construct West 36t" Street and is requesting a reduced standard for West 36t"
Street adjacent to the development.
The proposed request is to allow the continuation of the special reduced width
cross section of an 80' wide right-of-way for West 36t" Street. The applicant has
indicated West 36t" Street near the Villa Vista Subdivision entrance would be
widened to 48' to provide turn lanes into and out of the subdivision. The
applicant is also requesting a deferral of the Master Street Plan requirements to
widen West 36t" Street until no later than Phase 3 of subdivision construction.
B. ENGINEERING COMMENTS:
COMMENTS AND CONDITIONS FROM PUBLIC WORKS IN THE ORIGINAL
APPROVAL:
1. West 36t" Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Construct one-half street improvement to West 36t" Street including 5-foot
sidewalks with Planned Development.
2
March 20, 2003
SUBDIVISION
ITEM NO.: 15 (C
FILE NO.: S-1339
3. Proposed residential street width standard is 26 feet back-to-back of curb.
Proposed pavement structure must be equivalent to standard residential
street.
4. Residential sidewalk of 4-foot width must have passing zones every 200
linear feet per ADA requirements.
5. Curve radii must be 150 feet for residential streets, 75 feet for minor
residential streets, or seek variance.
6. Street grades may not exceed 15% except minor residential streets may
not exceed 18% with special approval.
7. Cul-de-sac radii must be 40-foot minimum.
8. West 38th Street requires a sidewalk.
9. Indicate quantity of flow entering the subdivision from adjacent
watercourses.
10. A Grading Permit will be required per Sec. 29-186 (c) & (d).
11. Contact the ADPC&E for approval prior to start of work.
12. The 2 street names of "Villa Vista Drive" and "Vista View Lane" will be
approved as "Villa Vista Court" and "Vista View Circle."
13. The street name of "Villa View Lane" will be approved as "Villa View
Cove."
14. Pebble Lane is already named as James Aulwes Drive.
C. STAFF ANALYSIS AND RECOMMENDATION:
Under the Master Street Plan, West 36th Street is classified as a minor arterial.
The standard minor arterial has a 90 feet wide right-of-way width and the final
development cross section is a 59' wide, five lane section. However, the Master
Street Plan also provides that in special circumstances, as approved by Staff and
the Commission, that an 80' right-of-way with a 48' street width can be utilized.
This special cross section is listed specifically for the portion of West 36th Street
from Barrow to Romine, and has been approved for other portions of West 36th
Street from Romine to Bowman due to width constraints at the 1-430 overpass.
In the vicinity of Villa Vista, West 36th Street was recently widened as a City
project to a 36' wide, three lane section, from John Barrow Road west to
approximately Dorset Drive. Along much of this segment, especially the portion
east of West Street, any further widening would have required purchasing and
demolition of residential structures. Due to the presence of constructed,
residential subdivisions along much of the corridor, West 36th Street will likely
remain a three lane, residential section for the foreseeable future.
Staff supports the continuation of the special reduced width cross section of an
80' wide right-of-way for West 36th Street at this location west of Romine. West
36th Street, at the vicinity of the subdivision entrance would be widened to 48' to
provide turn lanes into and out of the subdivision. This would be consistent with
the as constructed standard for West 36th Street at this location, and the Master
3
March 20, 2003
SUBDIVISION
ITEM NO.: 15 (Cont.
FILE NO.: S-1339
Street Plan for the West 36th Street corridor. Staff would also support a phasing
plan that provided all construction would be completed not later than Phase 3 of
subdivision construction.
PLANNING COMMISSION ACTION:
(MARCH 20, 2003)
The applicant was present. There were no objectors present. Staff stated their
recommendation was approval for the continuation of the special reduced width cross
section of an 80' wide right-of-way for West 36th Street adjacent to the Villa Vista
Subdivision. Staff stated they would also support a phasing plan that provided all
construction be completed no later than Phase 3 of subdivision construction.
There was no further discussion of the item. The item was placed on the Consent
Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
0
March 20, 2003
ITEM NO.: 15 FILE NO.: S-1339
NAME: Villa Vista Subdivision
LOCATION: South of West 36tn Street between Stonehedge Drive and Tudor Drive
DEVELOPER:
Ford Properties Homes LLC
16328 Interstate 30
Benton, AR 72015
ENGINEER:
Hope Engineers
203 Lillian Street
Benton, AR 72015
AREA: 27.71 acres NUMBER OF LOTS: 94 FT. NEW STREET: 4189
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 11 — 1-430
CENSUS TRACT: 24.05
VARIANCESNVAIVERS REQUESTED: Deferral of Master Street Plan Requirements to
West 36t Street and the continuation of the existing reduced standard for West 36tn
Street.
PREVIOUS VARIANCESNVAIVERS GRANTED (Ordinance No. 18696 June 20, 2002):
1. A variance to allow reduced front platted building line for Lots 10, 11 and 12
(15-feet) .
2. Variance to allow double frontage lots for Lots 4 - 12.
3. A variance to allow a reduced platted building line (25-feet) on Lots 4 — 12 adjacent
to a Minor Arterial.
March 20, 2003
SUBDIVISION
ITEM NO.: 15 Cont. FILE NO • S-1339
BACKGROUND:
The applicant proposes to subdivide this 27.716-acre site into 94 single-family
residential lots. The lots will be accessed from West 36t" Street and West 38" Street
and James Aulwes Drive will be extended into the subdivision. There will be 4,189
linear feet of new residential street with the development.
The proposed preliminary plat will be final platted in five phases. The following phases
are proposed:
Phase I
Lots 1 — 14, and Lots 63 — 69 (21 Lots)
Phase II
Lots 15 — 23, Lots 59 — 62 and Lots 70 and 71 (15 Lots)
Phase III
Lots 46 — 58 and Lots 87 — 94 (21 Lots)
Phase IV
Lots 35 — 45 and Lots 76 — 86 (22 Lots)
Phase V
Lots 24 — 34 and Lots 72 — 75 (16 Lots
The applicant is proposing the average lot size to be 60-foot by 120-foot (7200 square
foot lots.n The applicant is proposing an area for storm water detention located near
West 36 Street.
The applicant is proposing the roadway to be a 26-foot (back of curb to back of curb)
roadway with a 50-foot right-of-way. The applicant is proposing the placement -of
sidewalks on one side of the street throughout the subdivision.
n
PROPOSAL:
The applicant is requesting a deferral of the Master Street Plan requirement to
construct West 36th Street and is requesting a reduced standard for West 36tn
Street adjacent to the development.
The proposed request is tc
cross section of an 80' wide
indicated West 36th Street
widened to 48' to provide
applicant is also requesting
widen West 36tt' Street until
allow the continuation of the special reduced width
right-of-way for West 36t" Street. The applicant has
near the Villa Vista Subdivision entrance would be
turn lanes into and out of the subdivision. The
a deferral of the Master Street Plan requirements to
no later than Phase 3 of subdivision construction.
ENGINEERING COMMENTS:
COMMENTS AND CONDITIONS FROM PUBLIC WORKS IN THE ORIGINAL
APPROVAL:
1. West 36th Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Construct one-half street improvement to West 36th Street including 5-foot
sidewalks with Planned Development.
K
March 20, 2003
SUBDIVISION
ITEM NO.: 15
C
FILE NO.: S-1339
3. Proposed residential street width standard is 26 feet back-to-back of curb.
Proposed pavement structure must be equivalent to standard residential
street.
4. Residential sidewalk of 4-foot width must have passing zones every 200
linear feet per ADA requirements.
5. Curve radii must be 150 feet for residential streets, 75 feet for minor
residential streets, or seek variance.
6. Street grades may not exceed 15% except minor residential streets may
not exceed 18% with special approval.
7. Cul-de-sac radii must be 40-foot minimum.
8. West 38th Street requires a sidewalk.
9. Indicate quantity of flow entering the subdivision from adjacent
watercourses.
10. A Grading Permit will be required per Sec. 29-186 (c) & (d).
11. Contact the ADPC&E for approval prior to start of work.
12. The 2 street names of "Villa Vista Drive" and "Vista View Lane" will be
approved as "Villa Vista Court" and "Vista View Circle."
13. The street name of "Villa View Lane" will be approved as "Villa View
Cove."
14, Pebble Lane is already named as James Aulwes Drive.
STAFF ANALYSIS AND RECOMMENDATION:
Under the Master Street Plan, West 36th Street is classified as a minor arterial.
The standard minor arterial has a 90 feet wide right-of-way width and the final
development cross section is a 59' wide, five lane section. However, the Master
Street Plan also provides that in special circumstances, as approved by Staff and
the Commission, that an 80' right-of-way with a 48' street width can be utilized.
This special cross section is listed specifically for the portion of West 36th Street
from Barrow to Romine, and has been approved for other portions of West 36th
Street from Romine to Bowman due to width constraints at the 1-430 overpass.
In the vicinity of Villa Vista, West 36th Street was recently widened as a City
project to a 36' wide, three lane section, from John Barrow Road west to
approximately Dorset Drive. Along much of this segment, especially the portion
east of West Street, any further widening would have required purchasing and
demolition of residential structures. Due to the presence of constructed,
residential subdivisions along much of the corridor, West 36t. Street will likely
remain a three lane, residential section for the foreseeable future.
Staff supports the continuation of the special reduced width cross section of an
80' wide right-of-way for West 36th Street at this location west of Romine. West
36th Street, at the vicinity of the subdivision entrance would be widened to 48' to
provide turn lanes into and out of the subdivision. This would be consistent with
the as constructed standard for West 36th Street at this location, and the Master
3
March 20, 2003
SUBDIVISION
ITEM NO.: 15 (Cont.
FILE NO.: S-1
Street Plan for the West 36t" Street corridor. Staff would also support a phasing
plan that provided all construction would be completed not later than Phase 3 of
subdivision construction.
x
4i