HomeMy WebLinkAboutS-1394 Staff AnalysisITEM NO.: 17 FILE NO.: S-1394
NAME: Carter Oaks Addition Preliminary Plat
LOCATION: West side of Carter Lane'/ mile south of Taylor Loop Road
Plannina 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 land owner on the proposed plat.
3. Provide the names of owner of unplatted tracts abutting the plat area and names of
owners of platted tracts in excess of 2 'h acres.
Variance/Waivers:
1. None requested.
Public Works:
1. La Marche Drive is classified on the Master Street Plan as a commercial street.
Dedicate right-of-way to 30 feet from centerline.
2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-
half street improvement to the street including 5-foot sidewalks with planned
development. The owner of opposite development is required to participate.
Coordinate with owner and with City, including profile grade design.
3. Carter Lane is recommended to Planning Commission to become a residential
collector. Dedicate right-of-way to 30 feet from centerline. Provide design and
construct half -street to 15.5 feet from centerline, including sidewalks.
4. "Streetlights". 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 street light
requirements.
5. Stormwater detention ordinance applies to this property.
6. Easements for proposed stormwater detention facilities are required.
7. Grading permit will be required on this development. Identify and replace problem
soils in the pond area.
8. Ditch shall be designed for capacity indicated. Ditch shall be sodded and velocity
controlled per the stormdrain manual.
9. Easements shown for proposed stormdrainage are required. Per the stormdrain
manual.
10. Utility excavation within proposed rights -of -way shall be per Article V of Section 30.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if service is required for
the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details.
Enter.g : No comment received.
Center -Point Energy: Approved as submitted.
_SBC: A 10-foot easement along all property lines is required. Contact SBC at 373-
5112 (Charles McDonald) for additional details.
Central Arkansas Water: A water main extension will be required in order to provide
service to this property. An oversize line (16-inch) may be required in LaMarche Dr. to
comply with the Central Arkansas Water master plan. In that case Central Arkansas
Water would participate in the estimated cost of facilities that are in excess to those
required for service to this development. A Capital Investment Charge based on the size
of the meter connection(s) will apply to this project in addition to normal charges. All
Central Arkansas Water requirements in effect at the time of request for water service
must be met. This development will have minor impact on existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure and fire
protection. 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.
Planning_ Division: No comment.
City Recognized Neighborhood Action Plan: 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, July 9, 2003.
July 24, 2003
ITEM NO.: 17 FILE NO.: S-1394
NAME: Carter Oaks Addition Preliminary Plat
LOCATION: West side of Carter Lane'/ mile south of Taylor Loop Road
DEVELOPER:
Carter Oaks, LLC
c/o White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
FNr�INFFR-
White-Daters Engineers
#24 Rahling Circle
Little Rock, AR 72223
AREA: 5.0 acres NUMBER OF LOTS: 20 FT. NEW STREET: 1360 L.F.
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL:
The applicant proposes to subdivide this 5.0-acre tract into 20 single-family
residential lots. A new public street extending from Carter Lane is proposed to
access the new lots with three of the lots fronting onto a proposed collector street
(Lamarche Drive). The average lot size proposed is 60-feet by 120-feet or 7,200
square feet.
July 24, 2003
SUBDIVISION
EM NO.: 17
FILE NO.: S-1394
The applicant is proposing the construction of a new residential street (45-feet of
right-of-way and 24-feet of pavement) with lots loading from the new street,
Carter Oaks Lane. The applicant is also proposing %2 street construction to
Lamarche Drive, a proposed collector street, which adjoins the applicant's
western property line.
The applicant is proposing the development to be constructed in two phases.
Lots 5 — 17 will be completed in Phase I with Lots 1 — 4 and 18 — 20 being
completed in Phase II.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure along with a small pond
behind the structure. The site is a wooded site slightly sloping to the east.
Carter Lane is a narrow road with open ditches and no sidewalks. The area
around the site has developed with large homes on large lots and is
predominately single-family. The area to the west is a non -conforming use
(Westrock lawn mower service).
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All owners of property abutting the proposed site along with the
Johnson Ranch Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. La Marche Drive is classified on the Master Street Plan as a commercial
street. Dedicate right-of-way to 30 feet from centerline.
2. Provide design of street conforming to "MSP" (Master Street Plan). Construct
one-half street improvement to the street including 5-foot sidewalks with
planned development. The owner of opposite development is required to
participate. Coordinate with owner and with City, including profile grade
design.
3. "Streetlights". 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 street light requirements.
4. Stormwater detention ordinance applies to this property.
5. Easements for proposed stormwater detention facilities are required.
6. Grading permit will be required on this development. Identify and replace
problem soils in the pond area.
7. Ditch shall be designed for capacity indicated. Ditch shall be sodded and
velocity controlled per the stormdrain manual.
K
July 24, 2003
SUBDIVISION
ITEM NO.: 17 Cont. FILE NO.: S-1394
8. Easements shown for proposed stormdrainage are required, per the
stormdrain manual.
9. Utility excavation within proposed rights -of -way shall be per Article V of
Section 30.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is required
for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional
details.
Entergy: No comment received.
Center -Point Enercv: Approved as submitted.
SBC: A 10-foot easement along all property lines is required. Contact SBC at 373-
5112 (Charles McDonald) for additional details.
Central Arkansas Water: A water main extension will be required in order to
provide service to this property. An oversize line (16-inch) may be required in
LaMarche Drive to comply with the Central Arkansas Water master plan. In that case
Central Arkansas Water would participate in the estimated cost of facilities that are
in excess to those required for service to this development. A Capital Investment
Charge based on the size of the meter connection(s) will apply to this project in
addition to normal charges. All Central Arkansas Water requirements in effect at the
time of request for water service must be met. This development will have minor
impact on existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
N
July 24, 2003
SUBDIVISIO
ITEM_ NO.: 17 (Cont.)_ FILE NO.: S-1394
G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003)
Mr. Joe White was present representing the request. Staff stated the request
was for a preliminary plat located off Carter Lane. Staff stated the applicant
intended to subdivide 5.0 acres into 20 single-family residential lots. Staff noted
the proposed lots sizes met the minimum requirements of the Subdivision
Ordinance.
Staff requested Mr. White provide the source of title of the owner on the
proposed plat and to indicate owners of platted tracts in excess of 2 Y2 acres.
Public Works comments were addressed. There was a discussion concerning
the need for a collector street in this area. It was generally determined a
collector street was not needed since Carter Lane ended just south of the
property and would not be extended any further south.
There was a discussion concerning the acceptable width of one-half street
improvements to Lamarche Drive. It was determined the developer would build
to a minimum of 20-feet of asphalt if the remainder of Lamarche Drive was not
constructed at the time of final platting of Phase II of the proposed development.
Staff noted comments from the various other agencies and departments. Staff
suggested Mr. White contact them with specific questions concerning their
comments.
There being no further items for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the July 3, 2003 Subdivision Committee meeting. The applicant has
indicated the source of title for the owner and the names of owners of unplatted
tracts in excess of two and one-half acres on the proposed preliminary plat.
The applicant has indicated the minimum lot size to be 60 feet by 120 or 7200
square feet. The applicant has also indicated the lots will be served by Central
Arkansas Water and the subdivision will connect to the Little Rock Wastewater
utility for sewer service. The applicant has indicated no portion of the
development is located within the 100 year floodplain. The proposed lots sizes
meet the minimum requirements of the Subdivision Ordinance.
The applicant is proposing the development in two phases. Lots 5 — 17 will be
developed in Phase I with Lots 1 — 4 and 18 — 20 being developed in Phase II.
Staff is supportive of the phasing plan presented.
ra
July 24, 2003
SUBDIVISION
ITEM NO.: 17
FILE NO.: S-1394
The applicant is proposing a single street through the subdivision accessing
Carter Lane and LaMarche Drive. LaMarche Drive is a proposed collector street
along the western boundary of the subdivision. The applicant has proposed one
lot will be accessed from LaMarche Drive. The applicant has indicated
dedication of right-of-way per Master Street Plan standard and the construction
of a four foot sidewalk along with twenty foot of pavement when Phase II is
developed. Staff is supportive of this development. The adjoining property,
Valley Falls Estates, will construct the remaining portion of LaMarche Drive when
development of the adjoining lots begins.
Originally staff had requested Carter Lane be designated as a Collector Street.
Staff has reviewed the area and has determined Carter Lane is not needed as a
collector street. Carter Lane will not be extended to the south any further than it
currently exists. The development potential along Carter Lane does not warrant
a Collector Street and Deltic Timber Corporation owns the property located to the
south of where Carter Lane currently ends. There is an approved preliminary
plat for the area, which does not connect to Carter Lane.
The applicant has proposed drainage within the proposed plat area. There is
currently an existing drainage ditch the applicant intends maintain as open
drainage. The applicant will install the drainage per the city's storm drainage
manual.
There are concerns from area residents concerning the proposed development
and the minimum lot sizes proposed. The Bill of Assurance for this area was
never recorded and therefore does not exist. The proposed development has
met the minimum requirements of the Subdivision Ordinance for proposed lot
sizes, lot widths, required dedication of right-of-way and street improvements.
To staff's knowledge there are no outstanding issues associated with the
proposed request. Staff feels the applicant has meet the minimum requirements
of the Subdivision Ordinance.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of this report.
PLANNING COMMISSION ACTION:
(J U LY 24, 2003)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were objectors present. Staff presented the item with a recommendation of
approval. Staff stated the proposed preliminary plat was not requesting any waivers or
variances from the Subdivision Ordinance.
Ms. Cindy Dawson, Deputy City Attorney, reminded the Commission of Richardson vs. the
City of Little Rock stating that if a proposed preliminary plat met all the standards set forth
in the Subdivision Ordinance the Commission did not have any discretion concerning the
approval.
5
July 24, 2003
SUBDIVISION
.: 17 (Cont.) FILE NO.: S-1394
Mr. Edward and Ms. Cathy Girard spoke in opposition of the proposed development.
Mr. Girard stated he and his wife owned the property located to the south of the proposed
subdivision and questioned the measures that had been taken in consideration concerning
drainage.
Mr. Girard stated there was a dry creek located in the area and the proposed site plan did
not include the creek area. He stated without consideration of drainage the proposed
subdivision would cause water problems for him and his neighbors.
Ms. Girard spoke in opposition of the proposed development stating the density was to
great for the area. She stated she and her husband had also subdivided their property into
four residential lots. She stated this would be more in keeping with the surrounding area
and not the placement of twenty homes on five acres.
Mr. Kirk Tompkins spoke in opposition of the proposed development. He stated there were
several consequences to neighboring property owners that had not been studied by the
proposed developer. Mr. Tompkins questioned legal access to the proposed Carter Oaks
development. He stated Carter Lane was a narrow two lane road constructed of chip seal
material. He stated the road was a non -marked roadway barely wide enough for two cars
to pass.
Mr. Tompkins stated the neighborhood had grave concerns with the roadbed and adjacent
drainage ditch. He stated he was concerned with the additional traffic and the impact the
additional traffic would have on the road.
Mr. Tompkins stated more than 250 acres of hillside supply the water that feeds the
reservoir on his family's property. He stated for 50 years the drainage had supplied a safe
environment for the fish and wild life reservoir on the family's property. He stated the water
source flowed through the Carter Oaks development. He questioned what guarantee the
area had that the water supply would not be interrupted, contaminated or polluted.
Mr. Tompkins also questioned the availability of water, sewer and electric power for the
area and the effect the addition of 20 homes would have on the existing supplies.
Mr. Tompkins also questioned what studies have been performed concerning fire safety
and the availability of service to the area.
Public Works staff stated the road was a chip seal narrow road with open ditches. Staff
stated the road was eighteen to twenty feet of pavement as stated by Mr. Tompkins. Staff
stated there were approximately 15 to 20 homes on Carter Lane and the addition of 20
homes was not that much different than currently existed.
Commissioner Faust stated the City must comply with its own ordinances. She stated the
Commission should visit the ordinances and build in the ordinance some latitude the
Commission could use for discretion in considering plats.
A motion was made to approve the proposed preliminary plat as filed. The motion carried
by a vote of 10 ayes, 1 no and 0 absent.
0
July 24, 2003
ITEM NO.: 17 FILE NO.: S-1394
NAME: Carter Oaks Addition Preliminary Plat
LOCATION: West side of Carter Lane % mile south of Taylor Loop Road
DEVELOPER:
Carter Oaks, LLC
c/o White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
ENGINEER:
White-Daters Engineers
#24 Rahling Circle
Little Rock, AR 72223
AREA: 5.0 acres NUMBER OF LOTS: 20 FT. NEW STREET: 1360 L.F.
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCESM/AIVERS REQUESTED: None requested.
A. PROPOSAL:
The applicant proposes to subdivide this 5.0-acre tract into 20 single-family
residential lots. A new public street extending from Carter Lane is proposed to
access the new lots with three of the lots fronting onto a proposed collector street
(Lamarche Drive). The average lot size proposed is 60-feet by 120-feet or 7,200
square feet.
July 24, 2003
SUBDIVISION
ITEM NO.: 17 (Cont-) FILE NO.: S-1394
The applicant is proposing the construction of a new residential street (45-feet of
right-of-way and 24-feet of pavement) with lots loading from the new street,
Carter Oaks Lane. The applicant is also proposing % street construction to
Lamarche Drive, a proposed collector street, which adjoins the applicant's
western property line.
The applicant is proposing the development to be constructed in two phases.
Lots 5 — 17 will be completed in Phase I with Lots 1 — 4 and 18 — 20 being
completed in Phase II.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure along with a small pond
behind the structure. The site is a wooded site slightly sloping to the east.
Carter Lane is a narrow road with open ditches and no sidewalks. The area
around the site has developed with large homes on large lots and is
predominately single-family. The area to the west is a non -conforming use
(Westrock lawn mower service).
C. NEIGHBORHOOD COMMEN
As of this writing, staff has received several informational phone calls from area
residents. All owners of property abutting the proposed site along with the
Johnson Ranch Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. La Marche Drive is classified on the Master Street Plan as a commercial
street. Dedicate right-of-way to 30 feet from centerline.
2. Provide design of street conforming to "MSP" (Master Street Plan). Construct
one-half street improvement to the street including 5-foot sidewalks with
planned development. The owner of opposite development is required to
participate. Coordinate with owner and with City, including profile grade
design.
3. "Streetlights". 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 street light requirements.
4. Stormwater detention ordinance applies to this property.
5. Easements for proposed stormwater detention facilities are required.
6. Grading permit will be required on this development. Identify and replace
problem soils in the pond area.
7. Ditch shall be designed for capacity indicated. Ditch shall be sodded and
velocity controlled per the stormdrain manual.
is
July 24, 2003
SUBDIVISION
ITEM NO.: 17 (Cont.
E
F1
1311111 W OIN&MBROV
8. Easements shown for proposed stormdrainage are required, per the
stormdrain manual.
9. Utility excavation within proposed rights -of -way shall be per Article V of
Section 30.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is required
for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional
details.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
SBC: A 10-foot easement along all property lines is required. Contact SBC at 373-
5112 (Charles McDonald) for additional details.
Central Arkansas Water: A water main extension will be required in order to
provide service to this property. An oversize line (16-inch) may be required in
LaMarche Drive to comply with the Central Arkansas Water master plan. In that case
Central Arkansas Water would participate in the estimated cost of facilities that are
in excess to those required for service to this development. A Capital Investment
Charge based on the size of the meter connection(s) will apply to this project in
addition to normal charges. All Central Arkansas Water requirements in effect at the
time of request for water service must be met. This development will have minor
impact on existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water at
992-2438 for additional details.
Fire Department: Place fire hydrants per code.
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: No comment received.
ISRI IFSrTFr HNIr:AI /nF.qIr;N-
Plannina Division: No comment.
Landscape: No comment.
Contact the Little Rock Fire
9
July 24, 2003
SUBDIVISION
ITEM NO.: 17 Cont. FILE NO.: S-1394
G. SUBDIVISION COMMITTEE COMMENT:
(July 3, 2003)
Mr. Joe White was present representing the request. Staff stated the request
was for a preliminary plat located off Carter Lane. Staff stated the applicant
intended to subdivide 5.0 acres into 20 single-family residential lots. Staff noted
the proposed lots sizes met the minimum requirements of the Subdivision
Ordinance.
Staff requested Mr. White provide the source of title of the owner on the
proposed plat and to indicate owners of platted tracts in excess of 2 Y2 acres.
Public Works comments were addressed. There was a discussion concerning
the need for a collector street in this area. It was generally determined a
collector street was not needed since Carter Lane ended just south of the
property and would not be extended any further south.
There was a discussion concerning the acceptable width of one-half street
improvements to Lamarche Drive. It was determined the developer would build
to a minimum of 20-feet of asphalt if the remainder of Lamarche Drive was not
constructed at the time of final platting of Phase II of the proposed development.
Staff noted comments from the various other agencies and departments. Staff
suggested Mr. White contact them with specific questions concerning their
comments.
There being no further items for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the July 3, 2003 Subdivision Committee meeting. The applicant has
indicated the source of title for the owner and the names of owners of unplatted
tracts in excess of two and one-half acres on the proposed preliminary plat.
The applicant has indicated the minimum lot size to be 60 feet by 120 or 7200
square feet. The applicant has also indicated the lots will be served by Central
Arkansas Water and the subdivision will connect to the Little Rock Wastewater
utility for sewer service. The applicant has indicated no portion of the
development is located within the 100 year floodplain. The proposed lots sizes
meet the minimum requirements of the Subdivision Ordinance.
The applicant is proposing the development in two phases. Lots 5 — 17 will be
developed in Phase I with Lots 1 — 4 and 18 — 20 being developed in Phase II.
Staff is supportive of the phasing plan presented.
M
July 24, 2003
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: S-1394
The applicant is proposing a single street through the subdivision accessing
Carter Lane and LaMarche Drive. LaMarche Drive is a proposed collector street
along the western boundary of the subdivision. The applicant has proposed one
lot will be accessed from LaMarche Drive. The applicant has indicated
dedication of right-of-way per Master Street Plan standard and the construction
of a four foot sidewalk along with twenty foot of pavement when Phase II is
developed. Staff is supportive of this development. The adjoining property,
Valley Falls Estates, will construct the remaining portion of LaMarche Drive when
development of the adjoining lots begins.
Originally staff had requested Carter Lane be designated as a Collector Street.
Staff has reviewed the area and has determined Carter Lane is not needed as a
collector street. Carter Lane will not be extended to the south any further than it
currently exists. The development potential along Carter Lane does not warrant
a Collector Street and Deltic Timber Corporation owns the property located to the
south of where Carter Lane currently ends. There is an approved preliminary
plat for the area, which does not connect to Carter Lane.
The applicant has proposed drainage within the proposed plat area. There is
currently an existing drainage ditch the applicant intends maintain as open
drainage. The applicant will install the drainage per the city's storm drainage
manual.
There are concerns from area residents concerning the proposed development
and the minimum lot sizes proposed. The Bill of Assurance for this area was
never recorded and therefore does not exist. The proposed development has
met the minimum requirements of the Subdivision Ordinance for proposed lot
sizes, lot widths, required dedication of right-of-way and street improvements.
To staffs knowledge there are no outstanding issues associated with the
proposed request. Staff feels the applicant has meet the minimum requirements
of the Subdivision Ordinance.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of this report.
5