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HomeMy WebLinkAboutS-1377 Staff AnalysisJ L�-C.�tJ (; �Y.�1,.� J"`l�•-E1'.•�- /�,� a �„r�•�'1�-� Subdivision Committee Comments Aril 10, 2003 ITEM NO.: 6 N-, 1OL'o `q FILE NO.: S-1377 NAME: Greenwood Acres Subdivision Preliminary Plat LOCATION: East of Stagecoach Road just south of McPherson Road Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the source of title of the landowner on the proposed preliminary plat. 3. Provide the linear feet of internal streets in the General Notes. 4. Provide the average size of lots/Minimal lot size in the General Notes. 5. Provide the number of lots in the General Notes. 6. Provide applicable existing covenants, and the proposed covenants on the land in the General Notes. 7. Provide the names of the streets and the street widths on the proposed plat. 8. Provide the limits of the floodway and/or floodplain on the proposed plat. 9. Provide a storm drainage analysis. (Data to be provided for all water courses entering and leaving the plat boundary.) 10. Provide a preliminary storm drainage plan. (Typical ditch section required to be shown.) 11. Provide the names of recorded subdivision abutting the plat area. 12. Provide the names of owners of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 Y2 acres. 13. Provide the zoning classification within the plat boundary and of abutting areas shown. 14. Provide a phasing plan, if applicable, on the proposed preliminary plat. 15. Provide the location of proposed PAGIS monuments. Variance/Waivers: 1. None requested., Public Works: ,\\ 1. Lanehart Road is classified on the Master Street Plan as a collector street. Dedication of right-of-way to 30-feet from centerline will be required. Other right-of- way widths indicated on the plans are acceptable. 2. Provide the design of Boundary Streets' conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. This includes Stagecoach, Lanehart, McPherson and Herndon. 3. Sidewalk locations are acceptable. Appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Plans for work in the right-of-way shall be submitted and approved prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit is accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Easements for proposed storm water detention facilities are required. 7. Easements are required for all storm water drainage areas. 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 Philpot) for more information regarding street light requirements. 9. Provide street profiles of hillside streets that demonstrate compliance with grade and sight distance design criteria. Re -location of one street and one cul-de-sac may be required. 10. Lots four through seven are crossed by a drainage way that needs to be addressed through easements of re -configuration. 11.All street names must be approved by Public Works. Show proposed street names on the proposed plat. 12. Minimum corner curve radius is 150-feet. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility for details at 688-1414. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection (s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main: This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Some portion of the water facilities to be installed in this area maybe larger than required for this development in order to enhance the overall reliability of the water system. Central Arkansas Water will participate in a portion of the cost of oversized facilities. 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: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Divisian: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003. May 1, 2003 ITEM NO.: 6 NAME: Greenwood Acres Subdivision Preliminary Plat LOCATION: East of Stagecoach Road just south of McPherson Road DEVELOPER: G & S Builders, Inc. 2723 Foxcroft, Suite 104 Little Rock, AR 72227 ENGINEER: McGetrick and McGetrick Engineers 311 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 48.31 acres NUMBER OF LOTS: 193 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 12 — 65t" Street, West CENSUS TRACT: 24.05 VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL: S-1377 FT. NEW STREET: 6250 The applicant proposes to subdivide this 48+ acre site into 193 single-family lots. The proposed lots will average 65'x120' or 7800 square feet in area. The applicant proposes the development to occur in five (5) phases. The applicant has indicated the development will be developed in five phases. Phase I will consist of the development of 47 lots, Phase II 38 lots, Phase III 44 lots, Phase IV 36 lots and the final phase, Phase V, 28 lots. The applicant is requesting Master Street Plan improvements to Herndon, Lanehart and McPherson be deferred until the appropriate phase develops. May 1, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1377 The proposed development includes two play areas, one to be constructed in Phase II and the second, a tot lot, to be constructed in Phase V. B. EXISTING CONDITIONS: The site is a tree covered site adjoining the Pecan Lake Subdivision to the northeast. The area immediately north of the site, across Herndon, is also a vacant wooded site. Lanehart Lane has developed with single-family homes and two non-residential uses located near the intersection of Lanehart and Honeysuckle. The area across Stagecoach Road is a church and the Baptist Seminary. Just south of the site, along Stagecoach Road, there are two rather large automobile salvage yards. The roads are unimproved roadway with open ditches for drainage and no sidewalks. C. NEIGHBORHOOD COMMENTS: As of this writing Staff has received several informational phone calls from area residents. All abutting property owners of the site and the Pecan Lake, the Stagecoach Dodd, the Westwood and Tall Timber Neighborhood Associations were notified of the Public Hearing. In addition a neighborhood meeting was held on April 17, 2003 with the developer and the three area Neighborhood Associations to provide additional information to area residents and property owners. D. ENGINEERING COMMENTS: Public Works: 1. Lanehart Road is classified on the Master Street Plan as a collector street. Dedication of right-of-way to 30-feet from centerline will be required. Other right-of-way widths indicated on the plans are acceptable. 2. Provide the design of Boundary Streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. This includes Stagecoach, Lanehart, McPherson and Herndon. 3. Sidewalk locations are acceptable. Appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Plans for work in the right-of-way shall be submitted and approved prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 2 May 1, 2003 SUBDIVISION ITEM NO.: 6 (C FILE NO.: S-1377 5. A grading permit is accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Easements for proposed storm water detention facilities are required. 7. Easements are required for all storm water drainage areas. 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 Philpot) for more information regarding street light requirements. 9. Provide street profiles of hillside streets that demonstrate compliance with grade and sight distance design criteria. Re -location of one street and one cul-de-sac may be required. 10. Lots four through seven are crossed by a drainage way that needs to be addressed through easements of re -configuration. 11. All street names must be approved by Public Works. Show proposed street names on the proposed plat. 12. Minimum corner curve radius is 150-feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility for details at 688-1414. Enter : No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: A Capital Investment Charge based on the size of connection (s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Some portion of the water facilities to be installed in this area maybe larger than required for this development in order to enhance the overall reliability of the water system. Central Arkansas Water will participate in a portion of the cost of oversized facilities. Contact Central Arkansas Water at 992-2438 for additional details. 3 May 1, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1377 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: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAUDESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: Mr. Pat McGetrick of McGetrick and representing the application. Staff state( preliminary plat to be located near the Pe( request included 48.31 acres and 197 loi equated to approximately 4-units per acre, family development. (April 10, 2003) McGetrick Engineers was present the request was for a single-family an Lake Subdivision. Staff stated the Staff stated the proposed density within the allowable density of single - Staff stated the proposed development abutted Stagecoach Road, McPearson Road, Lanehart Road and Herndon Road. Staff stated the applicant had indicated a phasing plan for the development. Staff stated the applicant was requesting the development of these roadways be deferred to the corresponding phase of development. Mr. McGetrick stated he was requesting in -lieu for the sidewalk construction on Stagecoach Road. He indicted he would contact the Highway Department with regard to the future development of Stagecoach Road and if the road was to be constructed in the near future he would then request an in -lieu contribution. Mr. McGetrick stated with this development (the single-family plat) Stagecoach Road would be developed with a turn lane but the applicant was requesting to allow an in -lieu contribution for the sidewalk construction if the Highway Department was going to come through and tear out the new sidewalk in the near future. Staff also requested any proposed parks and playground areas be shown on the proposed preliminary plat. Staff stated they had previously met with Mr. McGetrick regarding the plat and he had indicated two possible areas for park and playground development. Staff also stated Mr. McGetrick was aware of Ell May 1, 2003 SUBDIVISION yuadi�21C9M3 1111115166TOR FILE NO.: S- an area of concern with regard to terrain development (proposed Lots 10, 11 and 12 and 21, 22 and 23). Mr. McGetrick stated he was looking into these areas for possible combination of lots to allow for a larger lot area. Staff requested Mr. McGetrick indicate in the General Notes section the proposed source of water and wastewater disposal. Staff also requested the proposed plat include the average lot size and the minimal lot size. Staff stated the General Notes section should also include the total number of lots proposed and any applicable covenants and/or proposed covenants on the land. Staff stated the proposed plat should include street names. Public Works comments were addressed. Staff stated all boundary streets were required to be brought up to standard per the Master Street Plan. Staff stated the proposed radius on the interior streets did not meet the minimum required radius. Mr. McGetrick stated a waiver of this requirement would be requested. He stated the intention was to slow traffic and a wider radius would only increase traffic speeds. Staff requested all drainage easements be shown on the proposed plat along with a preliminary storm drainage analysis and preliminary storm drainage plan. Staff stated all stormwater detention facilities would require easements as well as all stormwater drainage areas. Staff noted comments from the Central Arkansas Water Utility Company and from the Little Rock Wastewater Utility Department. Staff suggested Mr. McGetrick contact these agencies for further clarification of their comments. Staff also noted fire hydrants would be required within the proposed development. Staff suggested Mr. McGetrick contact the Little Rock Fire Department for further information regarding this requirement. There were no additional items for discussion. 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 concerns raised by Staff and the Subdivision Committee members. The applicant has reduced the number of lots to 193 lots. The reduction allowed for two play areas, one to be constructed in Phase II and the second, a tot lot, to be constructed in Phase V. The applicant has also addressed Staff's concerns of topography in the area of Lots 24 — 30 by reducing the number of lots and increasing the lot area. The applicant has indicated the development will be developed in five phases. Phase I will consist of the development of 47 lots, Phase II 38 lots, Phase III 44 lots, Phase IV 36 lots and the final phase, Phase V, 28 lots. The applicant is 5 May 1, 2003 SUBDIVISION ITEM NO.: 6 FILE NO.: S-1377 requesting Master Street Plan improvements to Herndon, Lanehart and McPherson be deferred until the appropriate phase develops. Staff is supportive of this request. Typically, street improvements are phased and installed as the phase is being developed. The applicant proposes to realign Herndon Road as a part of the development. The applicant will construct the entire roadway of the newly aligned Herndon Road with the initial phase as well as construct improvements to Stagecoach Road adjoining the property. The applicant has indicated coordination with the Arkansas Highway and Transportation Department will be sought to ensure the improvements match the Phase II Plans of the Highway Department for Stagecoach Road. The applicant has contact the Little Rock Wastewater Department and the Wastewater Department has assured the applicant the sewer lines in the area do have adequate capacity to serve this development. A letter from the Wastewater Department has been requested and is forthcoming. Central Arkansas Water has indicated the water system has adequate capacity to serve this area also. The site is shown as Single Family on the City's Future Land Use Plan (up to five units per area). Area residents have expressed the density of the development as a concern. The overall density of the proposed development is 3.99 units per acre, within the allowable density of single-family development. The applicant has met the minimal requirements of the Subdivision Ordinance (60 by 100 foot lots or 7,000 square feet in area). The applicant has also set aside areas for play areas for the development. The applicant has indicated sidewalks will be placed as required per the Master Street Plan and all infrastructure will be put in place as the subdivision is developed. To Staffs knowledge, there are no outstanding issues associated with the proposed request. Staff feels that although the development is proposed at a density greater than existing developments in the area the development, the development does meet the minimum requirements of the Subdivision Ordinance. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested phasing plan for street development. Staff recommends approval of the requested variance to allow an increased radius on the two interior streets. Staff recommends approval of the request to allow an in -lieu contribution for sidewalk construction along Stagecoach Road. 9 May 1, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1377 PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Pat McGetrick of McGetrick and McGetrick was present representing the application. There were objectors present. Staff stated the proposed preliminary plat did met all the requirements of the Subdivision Ordinance. Staff presented a recommendation of approval of the request. Ms. Cindy Dawson, Deputy City Attorney, stated according to Richardson v. the City of Little Rock Planning Commission if a proposed preliminary plat meet all the minimum requirements of the Subdivision Ordinance with regard to lot sizes the Commission must approve the request. Mr. Steve Thompson addressed the Commission in opposition of the proposed development. He stated the residents of Pecan Lake were opposed to the proposed development. He stated his concerns were with the traffic, the density and the ability of the area schools to handle the children. He stated the area was a quiet place and the development of this number of homes in this small of an area was too intense. Mr. A.G. Krippendore addressed the Commission in opposition of the proposed preliminary plat. He stated his concern was drainage. He stated the site was a former dairy farm and the area was very low. He stated the existing culverts under the roads were not adequate to handle the existing water when there was a small rain and with the additional paving in the area there would be additional drainage problems. Mr. Charles Tanner addressed the Commission in opposition of the proposed preliminary plat. He stated the neighborhood was concerned with the roads in the area. He stated currently the area did not have a problem with crime since all the roads lead to a dead end. He stated if the development was constructed then this would open up roads into the neighborhood and thus lead to additional crime concerns. Mr. Tanner stated the current roads were narrow and not designed to handle the current traffic. He stated with the development of the site with 192 homes this would only increase traffic in the area and thus further tax the existing roads. He stated the traffic on Stagecoach was significant in the morning and afternoon. He stated with the addition of these homes this would further increase the traffic in the area. Mr. Tanner stated the three neighborhoods had joined together and gathered 400 plus signatures in opposition of the proposed density. Ms. Janet Berry spoke in opposition of the proposed development. She stated there were three suggestions from the neighborhood with regard to the development. She stated the lots that were not internal to the neighborhood would not feel a part of the neighborhood. 7 May 1, 2003 SUBDIVISIO ITEM NO.: 6 (Cont.) FILE NO. _ S-1377 Ms. Berry stated the development of a play area in the detention pond area was not the proper place to place a playground. She stated with the current drainage problems in the area the children would not be allowed to play in the park for a majority of the year. She stated the proposed development should incorporate additional green space to make the development more conducive to the neighborhood. Ms. Mary Rogers spoke in opposition of the proposed development. She stated the residents of Pecan Lake were not opposed to development they only wanted the development to be compatible to the neighborhood. She stated her concern was for the children. She stated the proposed development did not allow for sufficient play area for the children of the neighborhood. Ms. Rogers stated the residents of Pecan Lake would like to see fewer lots, approximately 120 lots with adequate green space. Ms. B.J. Wyrick addressed the Commission stating she was a member of the Board of Directors and represented Ward 7, the area of the proposed plat. She stated she had attended a neighborhood meeting with the developer and the three affected neighborhoods and had asked for a show of hands in support of the development and no one in attendance was supportive of the development. Director Wyrick requested the developer install the detention in the first phase to help eliminate concerns of drainage. She stated the roads in the area were substandard and requested all the Master Street Plan roadways be constructed in the first phase as well to assist in the travel of automobiles through the area. She also requested a turn lane be installed on Stagecoach Road to assist residents of the new subdivision with entering the site during peak traffic hours. Director Wyrick also requested a fence be installed to separate the existing single-family homes on large lots from the new homes which would be constructed on somewhat smaller lots. Ms. Ruth Bell addressed the Commission with observations. She stated the proposed development would increase traffic on already taxed roadways and the infrastructure in the area was not adequate to handle the increased number of homes. She stated until the city began requiring off -site improvements this would continue and the current situation would only worsen. There was a general discussion concerning the proposed development and the infrastructure in the area. Staff stated the wastewater department had indicated there was sewer capacity in the area and the water department had also indicated the proposed development would not significantly impact water distribution. The roadways were discussed. Staff stated the roads were narrow roads with only sixteen foot of pavement and open ditches for drainage. The Commission questioned the finished road width after '/2 street improvements were in place. Staff stated there would be approximately 20 to 22 feet of pavement, curb and gutter on the applicant's side and a 2 foot shoulder on the opposite side of the road. E: May 1, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1 There was discussion concerning the exterior lots backing onto the road. Staff stated the roads were classified as local streets and this was permissible. Staff stated the traffic at build -out would generate additional traffic in the area to close to collector standards but backing out onto the road would still be permissible. Temporary detention was discussed. Staff stated the applicant would be required to place temporary detention on site during Phase I to ensure there was no additional run off. Staff stated the applicant would also be required to fix the culvert in the area and ensure down stream capacities were in place to handle the additional water. Staff stated they would not be able to correct problems on private property. Mr. McGetrick stated the developers did not want to fence the proposed subdivision. He stated they wanted to feel a part of the neighborhood. He stated the development was a single-family neighborhood much like the neighborhoods in the area. The Commission questioned at what point Bills of Assurance were reviewed. Staff stated the applicant submitted a preliminary Bill of Assurance at the time of filing. Staff stated the Bills submitted did not govern the items the neighborhood was concern with such as square footage, construction materials, etc. Staff stated the Bill of Assurance submitted only ensure the minimum requirements were being adhered to per the zoning and subdivision ordinances. Mr. McGetrick stated the developer intended to construct homes in the $110,000 to $150,000 price range. He stated the developers had constructed homes in the Pecan Lake and Tall Timber neighborhoods and was very familiar and sensitive to the desire of the neighborhoods. A motion was made to approve the proposed preliminary plat as filed to include all staff recommendations and comments. The motion carried by a vote of 8 ayes, 1 noe, 1 absent and 1 abstention (Obray Nunnley). 9