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HomeMy WebLinkAboutS-1339-A Staff AnalysisJuly 7, 2005 fe ITEM NC.: 4FILE NO.: 5-1339-A NAME: Villa Vista Subdivision Preliminary Plat LOCATION: Located South of West 36th Street, East of Tudor Drive DEVELOPER: John McCormack 2608 West 7th Street Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 27.72 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 103 R-2, single-family 11 —1-430 24.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 4255 LF On May 9, 2002, the Little Rock Planning Commission recommended approval of a proposed subdivision and several variances requested related to certain lot development standards. The Board of Directors approved the variance request at their June 20, 2002, Board of Directors meeting. The applicant proposed to subdivide this 27.716-acre site into 94 single-family residential lots. The lots were to be accessed from West 36th Street and West 38 Street and James Aulwes Drive were to be extended into the subdivision. The proposed preliminary plat would be final platted in five phases with 21 lots being developed in the first phase and 16 lots in the final phase. The applicant proposed an average lot size of 60-foot by 120-foot (7200 square foot lots). The applicant proposed an area for storm water detention located near West 36th Street. July 7, 2005 SUBDIVISION ITEM NO.: 4(Cont FILE NO.: S-1339-A March 20, 2003, the Little Rock Planning Commission approved a request for a deferral of the Master Street Plan requirement to construct West 36th Street and a request for a reduced standard for West 36th Street adjacent to the development. The proposed request was to allow the continuation of the special reduced width cross section of an 80' wide right-of-way for West 36th Street. The applicant indicated West 36th Street near the Villa Vista Subdivision entrance would be widened to 48 feet to provide turn lanes into and out of the subdivision. The applicant also requested a deferral of the Master Street Plan requirement to widen West 36th Street until no later than Phase 3 of subdivision construction. A. PROPOSAUREQUEST: The applicant is now proposing the subdivision of this 27.72 acre tract located on the south side of West 36th Street, near Dartmouth Drive, into 103 single-family residential lots. The applicant has indicated an average lot size of 62-feet by 120-feet or 7,440 square feet in area. The applicant has indicated the proposed development will result in a density of 3.71 units per acre, consistent with single- family development per the City Future Land Use Plan. The applicant has indicated there will be 4,255 linear feet of new public -street added to the City street network. Please see the analysis section of this report for additional information and details concerning the proposed development. 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 COMMENTS: As of this writing, staff has received several informational phone calls from the neighborhood. All abutting property owners along with the Keningston, John Barrow and Westbrook Neighborhood Associations were notified of the Public Hearing. 2 July 7, 2005 SUBDIVISION 0 ITEM NO.: 4 Cont. FILE NO.: S-1339-A 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 35 feet from centerline will be required. Centerline is located 12 feet north of the south curb line. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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) 379-1817 (Derrick Bergfield). Street widening to 24 feet from centerline is required west of the entrance. East of the entrance, a short acceleration taper is required to tie into existing curb. 4. Drainage crossings coming under West 36th must be piped to the detention pond. This also includes water in the roadside ditch. 5. Storm water detention ordinance applies to this property. Allowable discharge will be determined and limited by the capacity of downstream facilities. The south portion of the property that drains to the south also requires detention. 6. The curves on Villa Vista Loop must have a 75-foot minimum radius. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. No pump station will be allowed for this project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enteray: No comment received. Center -Point Energy: Approved as submitted. SBC: '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 the connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 3 July 7, 2005 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1339-A 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located on CATA Bus Route #14, the Rosedale Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff presented the item indicating a plat was previously approved for the site but had since expired. Staff noted the applicant was requesting the creation of 103 single-family lots on the site. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide details concerning the proposed phasing plan and the average width of several lots to ensure compliance with the Subdivision Ordinance requirement for lot depth to width ratios. Public Works comments were addressed. Staff noted dedication of right of way along West 36th Street would be required. Staff also stated street improvements would be required along with sidewalk construction. Staff stated detention would be required along the southern perimeter of the site in addition to the indicated detention pond located near West 36t" Street. Staff noted comments from various other reporting departments and agencies suggesting Mr. McGetrick contact them individually for further 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 plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated a phasing plan along with the average widths of the cul-de-sac lots. The applicant has also indicated storm water detention along the southern property line as requested by staff. The applicant has indicated storm water detention will be addressed by the placement of a detention pond near the CI July 7, 2005 SUBDIVISION ITEM NO.: 4 (Cont. : S-1339-A northern boundary of the proposed preliminary plat and along the southern boundary of the proposed preliminary plat. Staff feels the indicated detention should address detention needs of the proposed preliminary plat. The applicant has indicated 39 lots will be constructed in the first phase and 64 lots will be constructed in the second phase. The applicant has also indicated 4,255 linear feet of new street will be added as a result of the new subdivision. The applicant has indicated the new roadways will be constructed to Master Street Plan standard. In addition the applicant has indicted boundary street improvements will be completed to West 36th Street. The subdivision is proposed with an average lot size of 62-feet by 120-feet or 7,440 square feet. The applicant has indicated an average lot depth on indicated cul-de-sac lots to ensure compliance with the Subdivision Ordinance with regard to the lot depth to width ratio requirement. The applicant has also indicated a ten foot restrictive access easement along the rears of the lots abutting West 36tn Street, as required by the Subdivision Ordinance for double frontage lots abutting an arterial roadway. The indicated lots all appear to comply with minimum ordinance requirements. Staff is supportive of the proposed subdivision request. The applicant has indicated the subdivision of this 27.716 acre tract into 103 single-family lots resulting in an overall density of 3.71 units per acre. The indicated density is well within the allowable density of single-family development per the City's Future Land Use Plan. The proposed subdivision appears to meet all the minimum requirements of the Subdivision Ordinance. Staff feels if the proposed subdivision is developed as indicated there will be minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 61 ITEM NO.: 4 FILE NO.: S-1339-A NAME: Villa Vista Subdivision Preliminary Plat , 0 D� �W7 , WD-L_L",_Y LOCATION: located South of West 36t" Street, East of Tudor Drive Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide a 35-foot building line adjacent to West 36th Street, a minor arterial street on the City's Master Street Plan or request a variance. 3. The applicant has indicated a 10-foot restrictive access easement adjacent to West 36t" Street for indicated Lots 4 - 11 to comply with the Subdivision Ordinance regarding double frontage lots (Section 31-257). 4. Indicate the front yard building line for the indicated lots on the proposed preliminary plat. 5. Provide a phasing plan, if applicable in the general notes section of the proposed preliminary plat. 6. Provide the average width of indicated lots adjacent to cul-de-sac streets to ensure compliance with the required lot depth to width ratio of the Subdivision Ordinance (Section 31-232(b)). It appears Lots 17 - 20, 24 - 28 do not meet the minimum lot width requirement of the Subdivision Ordinance. Variance/Waivers: None requested. �,Wu \JO � '�'�"�" - + Nt �`blic Works Conditions: 1 West 36th Street is classified on the Master Street Plan as a miner a ena1. A dedication of right-of-way 35 feet from centerline will be required. Centerline is jt7 located 12 feet north of the south curb line. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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) 379-1817 (Derrick Bergfield). Street widening to 24 feet from -vy centerline is required west of the entrance. East of the entrance, a short -_ acceleration taper is required to tie into existing curb. Drainage crossings coming under West 36th must be piped to the detention pond. This also includes water in the roadside ditch. 5. Storm water detention ordinance applies to this property. Allowable discharge will be determined and limited by the capacity of downstream facilities. The south portion of the property that drains to the south also requires detention. 6. The curves on Villa Vista Loop must have a 75-foot minimum radius. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. No pump station will be allowed for this project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: 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 the connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located on CATA Bus Route #14, the Rosedale Route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005.