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HomeMy WebLinkAboutS-1351 Staff AnalysisAugust 8, 2002 ITEM NO.: 4 NAME: Alexander Mountain Preliminary Plat FILE NO.: S-1351 LOCATION: South of Alexander Road at the Saline County Line near the City of Alexander DEVELOPER: ENGINEER: MDR Investment Properties, LLC 25255 Hwy 5, Suite F Lonsdale, AR 72087 Crafton, Tull & Associates, Inc. P.O. Box 1089 Russellville, AR 72812-0189 AREA: 43.32 acres NUMBER OF LOTS: 108 FT. NEW STREET: 5860 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 41.04 VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to subdivide this 43.32 acre site into 108 lots; 106 single family lots with two (2) lots reserved for drainage and two tracts. The applicant is proposing there to be 5860 linear feet of internal street as a part of the development. The applicant proposes Mountain Village Drive to be constructed as a collector street (36-feet back of curb to back of curb), Nightfall Drive (26-foot back of curb to back of curb with a sidewalk on the south side of the street) and Starlight Drive (24-feet back of curb to back of curb without a sidewalk; as required for a minor residential street) to be constructed to Master Street Plan residential street standards. The average lot size proposed is 12,000 square feet with the minimum lot size being considered 10,333. The two tracts are adjacent to Alexander Road. Outlot August 8, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1351 A is approximately 0.6 acres and Outlot B is approximately 2.5 acres. Both Outlots are currently zoned R-2, Single-family. The applicant is proposing a 35- foot building line adjacent to Alexander Road, a 30-foot platted building line adjacent to Mountain Village Drive and a 25-foot platted building line adjacent to the residential streets within the subdivision as required by the Subdivision Ordinance (Section 31-256). B. EXISTING CONDITIONS: The site is a vacant tree covered site zoned R-2 single family residential. The Pulaski/Saline County Line borders the site to the south and the northwest with a small triangle shaped piece of property not being included located in Pulaski County and adjacent to the City of Alexander which contains a single family residence. The City of Alexander is to the west of the site with a scattering of residential and non-residential uses. Alexander Road running to the northeast of the site is a rural unimproved roadway with open ditch drainage. Alexander Road contains a scatter of residential units both site built and manufacture housing. C. NEIGHBORHOOD COMMENTS: The Alexander Road, the Southwest United for Progress and the Meyer Lane Neighborhood Associations and all abutting property owners were notified of the Public Hearing. As of this writing staff as received several phone calls requesting additional information with regard to the development proposed. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed right-of-way dedications meet "MSP". 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 3. Proposed sidewalk locations are acceptable. 4. Mountain Village Drive would be classified as a residential collector and must meet collector standards. Horizontal radius at lot 108 must be 275 feet (normal) or 235 feet (super -elevated). 5. Provide street profiles at critical slope locations to demonstrate compliance with maximum grade and minimum sight distances, per "MSP". 6. Additional drainage easements should be shown at hillside locations on Moutain Village Drive. 7. Stormwater detention ordinance applies to this property. 8. Easements for proposed stormwater detention facilities are required. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at 340-4880 (Steve Philpott) for more information regarding street light requirements. E August 8, 2002 SUBDIVISION ITEM NO.: 4 (Cont. E. F Ee FILE NO.: S-1351 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. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 376-2903 for additional details. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: Water main extension will be required in order to serve this property. A development fee based on the size of connection and an acreage charge of $150 per acre currently applies to this property in addition to normal charges. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. SUBDIVISION COMMITTEE COMMENT - (July 17, 2002) Mr. Troy Brown of Crafton-Tull and Associates was present representing the application. Staff briefly described the proposed preliminary plat indicating the site was located adjacent to the Town of Alexander and the Saline County Line. Staff requested the applicant indicate the acreage in the legal description. Public Works comments were addressed. Staff requested street profiles at critical locations to demonstrate compliance with maximum grade and minimum sight distance requirements per the Master Street Plan. Staff stated drainage was a concern for the site and requested an additional drainage easement to be shown at hillside locations on Mountain Village Drive. Staff stated the applicant 9 August 8, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1351 would be required to reduce a horizontal radius of the street near Lot 108. There was a brief discussion concerning the need to reduce the radius as requested by Public Works Staff. Staff stated the applicant should contact the Little Rock Fire Department, the Little Rock Wastewater Department and the Central Arkansas Water Department for additional information concerning their comments. There being no further issues to discuss, the Committee then forward the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff, which addressed most of the issues raised by Staff and the Subdivision Committee. The applicant has revised the street alignment near Lot 108 to meet the requested radius of Staff. The applicant is proposing average lot sizes of 12,000 square feet with the minimum lot size being considered 10,333. The proposed lot sizes are well within the required minimum lot size regulation of the Subdivision Ordinance (Section 31-232). The applicant is proposing a 30-foot platted building line for residential lots fronting onto the collector street and a 25-foot platted building line for lots fronting onto the residential streets. The applicant is proposing a 35-foot platted building line adjacent to Alexander Road, as required for residential lots fronting onto a minor arterial street. Staff is supportive of the proposed preliminary plat. The average lot size, overall design and the proposed street configuration conform to minimum ordinance requirements. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed preliminary plat. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 0 August 8, 2002 ITEM NO.: 4 NAME: Alexander Mountain Preliminary Plat FILE NO.: S-1351 LOCATION: South of Alexander Road at the Saline County Line near the City of Alexander DEVELOPER: ENGINEER: MDR Investment Properties, LLC 25255 Hwy 5, Suite F Lonsdale, AR 72087 Crafton, Tull & Associates, Inc. P.O. Box 1089 Russellville, AR 72812-0189 AREA: 43.32 acres NUMBER OF LOTS: 108 FT. NEW STREET: 5860 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 41.04 VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to subdivide this 43.32 acre site into 108 lots; 106 single family lots with two (2) lots reserved for drainage and two tracts. The applicant is proposing there to be 5860 linear feet of internal street as a part of the development. The applicant proposes Mountain Village Drive to be constructed as a collector street (36-feet back of curb to back of curb), Nightfall Drive (26-foot back of curb to back of curb with a sidewalk on the south side of the street) and Starlight Drive (24-feet back of curb to back of curb without a sidewalk; as required for a minor residential street) to be constructed to Master Street Plan residential street standards. The average lot size proposed is 12,000 square feet with the minimum lot size being considered 10,333. The two tracts are adjacent to Alexander Road. Outlot August 8, 2002 SUBDIVISION ITEM NO.: 4 (Cont. A is approximately 0.6 acri Outlots are currently zoned foot building line adjacent adjacent to Mountain VillagE the residential streets with Ordinance (Section 31-256). B. EXISTING CONDITIONS: FILE NO.: S-1351 �s and Outlot B is approximately 2.5 acres. Both R-2, Single-family. The applicant is proposing a 35- to Alexander Road, a 30-foot platted building line Drive and a 25-foot platted building line adjacent to in the subdivision as required by the Subdivision The site is a vacant tree covered site zoned R-2 single family residential. The Pulaski/Saline County Line borders the site to the south and the northwest with a small triangle shaped piece of property not being included located in Pulaski County and adjacent to the City of Alexander which contains a single family residence. The City of Alexander is to the west of the site with a scattering of residential and non-residential uses. Alexander Road running to the northeast of the site is a rural unimproved roadway with open ditch drainage. Alexander Road contains a scatter of residential units both site built and manufacture housing. C. NEIGHBORHOOD COMMENTS: The Alexander Road, the Southwest United for Progress and the Meyer Lane Neighborhood Associations and all abutting property owners were notified of the Public Hearing. As of this writing staff as received several phone calls requesting additional information with regard to the development proposed. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed right-of-way dedications meet "MSP". 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 3. Proposed sidewalk locations are acceptable. 4. Mountain Village Drive would be classified as a residential collector and must meet collector standards. Horizontal radius at lot 108 must be 275 feet (normal) or 235 feet (super -elevated). 5. Provide street profiles at critical slope locations to demonstrate compliance with maximum grade and minimum sight distances, per "MSP". 6. Additional drainage easements should be shown at hillside locations on Moutain Village Drive. 7. Stormwater detention ordinance applies to this property. 8. Easements for proposed stormwater detention facilities are required. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at 340-4880 (Steve Philpott) for more information regarding street light requirements. 2 August 8, 2002 SUBDIVISION ITEM NO.: 4 (Cont. E F G. FILE NO.: S-1351 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. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 376-2903 for additional details. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: Water main extension will be required in order to serve this property. A development fee based on the size of connection and an acreage charge of $150 per acre currently applies to this property in addition to normal charges. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape Issues: No comment. SUBDIVISION COMMITTEE COMMENT: (July 17, 2002) Mr. Troy Brown of Crafton-Tull and Associates was present representing the application. Staff briefly described the proposed preliminary plat indicating the site was located adjacent to the Town of Alexander and the Saline County Line. Staff requested the applicant indicate the acreage in the legal description. Public Works comments were addressed. Staff requested street profiles at critical locations to demonstrate compliance with maximum grade and minimum sight distance requirements per the Master Street Plan. Staff stated drainage was a concern for the site and requested an additional drainage easement to be shown at hillside locations on Mountain Village Drive. Staff stated the applicant 3 August 8, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1351 would be required to reduce a horizontal radius of the street near Lot 108. There was a brief discussion concerning the need to reduce the radius as requested by Public Works Staff. Staff stated the applicant should contact the Little Rock Fire Department, the Little Rock Wastewater Department and the Central Arkansas Water Department for additional information concerning their comments. There being no further issues to discuss, the Committee then forward the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff, which addressed most of the issues raised by Staff and the Subdivision Committee. The applicant has revised the street alignment near Lot 108 to meet the requested radius of Staff. The applicant is proposing average lot sizes of 12,000 square feet with the minimum lot size being considered 10,333. The proposed lot sizes are well within the required minimum lot size regulation of the Subdivision Ordinance (Section 31-232). The applicant is proposing a 30-foot platted building line for residential lots fronting onto the collector street and a 25-foot platted building line for lots fronting onto the residential streets. The applicant is proposing a 35-foot platted building line adjacent to Alexander Road, as required for residential lots fronting onto a minor arterial street. Staff is supportive of the proposed preliminary plat. The average lot size, overall design and the proposed street configuration conform to minimum ordinance requirements. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed preliminary plat. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (AUGUST 8, 2002) Mr. Curt Jones, the Project Engineer of Crafton-Tull and Associates, was present representing the applicant. There were numerous objectors present. Staff presented the item with a recommendation of denial to the current street design. Staff stated a concern was the potential development in Saline County in which Staff had no control. Mr. Curt Jones addressed the Commission on behalf of the applicant. He stated he was first made aware of Public Works concerns with the street design and the large volume 0 August 8, 2002 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1351 of potential traffic from Saline County just last week. He stated the owner was willing to work with Staff on the design to minimize concerns. He stated the owner was willing to offer not allowing any more than 500 homes to access the street from the Saline County development. He stated the preference would be to design the street as a minor arterial and allow the property to develop with the market demand. Commissioner Nunnley questioned if the item should be tabled or deferred to allow the applicant and the neighborhood to work through concerns. Mr. Dana Carney, Planning and Development Staff, stated there were no issues. He stated if the applicant offered to amend his application to include a cul-de-sac then Staff would offer a recommendation of approval. He stated the proposed plat met the minimum requirements of the Subdivision Ordinance and there was no basis for negotiation or denial. Mr. Jones stated he was requesting to amend his application to include a cul-de-sac on Mountain Village Drive. City Director B.J. Wyrick spoke in support of the amended application. She stated the concern of the neighborhood was the increased traffic into the area and the condition of Vimy Ridge and Alexander Roads. She stated the roadways were narrow and not sufficient to meet any increased traffic demands. Mr. Jack Mitchell spoke in opposition of the increased density to the area. He stated Alexander Road was inadequate to meet the needs of the area residents and the roadway was in disrepair. He stated increasing homes in the area would only worsen the situation. He stated he was also opposed to manufactured housing. Mr. C.J. Gleber spoke in opposition to the connection of the proposed subdivision and the Saline County property. He stated the neighborhood would like assurance the street would not be connected at some point in the future. Ms. Elaine Crouse addressed the Commission. She stated the neighborhood association had tried on numerous occasions to meet with the property owner to gain some insight of the proposed development. She stated the applicant had returned her call but had not offered to meet with the entire neighborhood association. She stated the owner had indicated the housing cost would range from $100,000 to $140,000 and range from 1200 to 1800 square feet in size. She stated the applicant was proposing 400 to 500 manufactured homes in Saline County. Ms. Crouse stated the street network was proposed to connect to the two subdivision together. She stated this would increase traffic significantly onto Alexander and Vimy Ridge Roads. She stated the neighborhood's fear was the subdivision in Pulaski County would never develop, only the road. 5 August 8, 2002 SUBDIVISION ITEM NO.: 4 (Co FILE NO.: S-1351 Ms. Crouse stated the Bill of Assurance presented to Saline County would allow more than one manufactured home on one lot which would only increase the numbers more. Ms. Crouse stated the applicant had indicated modular homes were being considered for the development of the lots but it was her understanding this type of housing would require a conditional use permit as would manufacture homes. Mr. Troy Laha spoke in opposition of the cul-de-sac. He stated there were two pieces of land, which were land -locked. Mr. Laha stated with the proposed preliminary plat access could be give to these two landowners. He stated a second concern was water access to the lots. He stated Central Arkansas Water currently had a ground storage tank located just over the county line but the pressure was inadequate to meet the needs of the higher elevation lots. He stated several of the lots were above the water level height. He stated wastewater was also a concern. He stated the route of sewer was important because the Board of Directors would not allow any additional "tie-ons" through the City of Alexander. Staff stated both water and wastewater had reviewed the application. Staff stated both agencies indicated service could be provided to the proposed subdivision. Mr. Jones stated modular type housing was one option the owner had reviewed when first considering development. He stated the site was not properly zoned for modular or manufactured housing and the applicant was aware rezoning would be required if placement of this type housing was desired. He stated with the opposition to this type housing the owner had abandoned the idea. Commissioner Rector questioned the ownership of the lots to be retained for detention. Mr. Jones stated the two lots would be held by a Property Owners Association. Mr. Jones also stated a water pressure analysis had been conducted and there was ample pressure to serve the proposed homes. A motion was made to approve the proposed preliminary plat, as amended, subject to compliance with the conditions presented by staff. The motion carried by a vote of 8 ayes, 1 noe, 1 absent and 1 vacant position. LV