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HomeMy WebLinkAboutS-1397 Staff AnalysisSubdivision Committee Comments �n ��gust 14, 2003 Y ITEM NO.: 11 �"- FILE NO.: S-1397 �� r3�ww NAME: Glen Valley Preliminary Plat Q �o �tQCATION: east of Gooch Road and west of Heatherbrae Subdivision — Phase III Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified n abstract list, notice form with affidavit executed and proof of mailing. r2. Provide the linear feet of internal street in the general notes section of the site v, plan. 3. Provide the average size of the lots and the minimum lot size in the general notes section of the site plan. 4. Provide the names of recorded subdivisions abutting the plat area indicated. 5. Provide the names of owners of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 % acres. J ----, 6. Provide the zoning classification within the plat boundary and of abutting areas shown. V�'7. Provide buildable areas for Lots 1, 9 and 26 of Glen Valley. The applicant IVrP may want to consider a variance to allow a reduced rear building line. Variance/Waivers: 1. Minimum Lot Width, Glen Valley — Lots 2 - 5, 11 — 21 and 24. Minimum Lot Width, Heatherbrae Phase III - Lots 14 — 17. Minimum Lot Area — Lots 2 — 8 Glen Valley Subdivision. s� Public Works: V'tC-Y 1. Glen Valley Drive should be platted as 50 foot wide right-of-way and 26 foot of pavement with a sidewalk on one side. 2. The street names must be approved by the Special Programs section of Public Works. Contact David Hathcock at 371-4809. 3. The curve radius on Highlander must be 75 foot minimum. 4. The curb at the cul-de-sacs must transition from curve to straight with a 20 foot minimum radius. 5. Stormwater detention from Phase 1 and 2 of Heatherbrae was deferred to Phase 3. The proposed detention facilities appear to retain only a small portion of the total that will be required. Provide calculations to support the sizing of the facilities for all previous phases of Heatherbrae and the proposed expansion. 6. The ditch and stormwater detention must be constructed with the first Phase of the revised plat. 7. Ditch channels shall be reinforced concrete with suitable pedestrian fence barriers. Channel size will be confirmed prior to construction. 8. A 25 foot access easement adjacent to the floodway is required. 9. As with the previous phases, downstream channel improvements may be required to assure proper drainage and no standing water in the drainage pipes and channels of the new subdivision. 10. A Sketch Grading and Drainage Plan will be required per Section 29-186 (f) with this preliminary plat. Show the proposed grade for the lots and streets, location of all drainage ditches and swales. A final grading permit will be required prior to any land clearing or grading activities at the site. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. The floodway and floodplain boundaries are based on outdated maps. Plot the updated boundaries on the plat, showing a more detailed boundary based on existing contours. Show the proposed finish floor elevations of lots located in the floodplain. 13. Provide details of the design and function of the flow control structure. This structure must be carefully designed to alleviate down stream drainage problems in Phase 2. 14. 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. 15. A secondary subdivision access point to Gooch Lane would be desirable to improve routine maintenance and emergency access. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Entergy: Approved as submitted. Center -Point Energy: SBC: SBC request a ten -foot utility easement located at the back of the right-of- way on all lots. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Increase the 40-foot radius to 45-feet. 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. Plannino 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, August 20, 2003. September 4, 2003 ITEM NO.: 11 NAME: Glen Valley Preliminary Plat LOCATION: east of Gooch Road, west of Heatherbrae Phase III DEVELOPER: Jack Wilson and Bill Bosley 9107 Rodney Parham Road Little Rock, AR 72203 P:Mr_1 1PF:P- Civil Design Engineers, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 15.4 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: 42.11 NUMBER OF LOTS: 55 R-2, Single-family 19 - Chenal VARIANCESMAIVERS REQUESTED: FILE NO.: S-1397 FT. NEW STREET: 2,267 LF 1. A variance to allow a reduced minimum lot width for Glen Valley Phase I — Lots 1 and 2. 2. A variance to allow a reduced minimum lot area for Glen Valley Phase I — Lots 1 and 2. A. PROPOSAL: The applicant proposes to subdivide this 15.4 acre site into 58 single-family lots. The proposal includes the development of the lots with garden style patio homes. September 4, 2003 SUBDiVISIO ITEM NO.: 11 (Cont. FILE NO.: S-1397 The lots will be developed in three phases with 23 lots in the first phase, 7 lots in the second phase and 25 lots in the third phase. The applicant has indicated the lots will be served by a series of residential streets (cui-de-sac's) with no outlet being planned to Gooch Lane. The development includes a portion of Heatherbrae Phase 3 which was previously reviewed and approved for a preliminary plat. The applicant is proposing to revise the previously approved plat. The revision includes a reduction of the on -site detention area. The applicant has indicated by working with the Corp of Engineers, the previously required detention area may be reduced. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large drainage ditch extending through the center of the site. There is a FEMA mapped floodway located along the northern boundary of the site. The existing Glen Valley Drive dead -ends at the proposed entrance into the subdivision. There are single-family homes located in the area with the Heatherbrae Subdivision located to the east and new homes being constructed on tracts on Gooch Lane to the west. Gooch Lane does not extend into the proposed development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners abutting the proposed preliminary plat area along with the Westchester/Heatherbrae and the Charleston Height/North Rahling Road Neighborhood Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Glen Valley Drive should be platted as 50 foot wide right-of-way and 26 foot of pavement with a sidewalk on one side. 2. The street names must be approved by the Special Programs section of Public Works. Contact David Hathcock at 371-4809. 3. The curve radius on Highlander must be 75 foot minimum. 4. The curb at the cul-de-sacs must transition from curve to straight with a 20 foot minimum radius. 5. Stormwater detention from Phase 1 and 2 of Heatherbrae was deferred to Phase 3. The proposed detention facilities appear to retain only a small portion of the total that will be required. Provide calculations to support the sizing of the facilities for all previous phases of Heatherbrae and the proposed expansion. 2 September 4, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1397 6. The ditch and stormwater detention must be constructed with the first Phase of the revised plat. 7. Ditch channels shall be reinforced concrete with suitable pedestrian fence barriers. Channel size will be confirmed prior to construction. 8. A 25 foot access easement adjacent to the floodway is required. 9. As with the previous phases, downstream channel improvements may be required to assure proper drainage and no standing water in the drainage pipes and channels of the new subdivision. 10. A Sketch Grading and Drainage Plan will be required per Section 29-186 (f) with this preliminary plat. Show the proposed grade for the lots and streets, location of all drainage ditches and swales. A final grading permit will be required prior to any land clearing or grading activities at the site. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. The floodway and floodplain boundaries are based on outdated maps. Plot the updated boundaries on the plat, showing a more detailed boundary based on existing contours. Show the proposed finish floor elevations of lots located in the floodplain. 13. Provide details of the design and function of the flow control structure. This structure must be carefully designed to alleviate down stream drainage problems in Phase 2. 14. 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. 15. A secondary subdivision access point to Gooch Lane would be desirable to improve routine maintenance and emergency access. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: SBC request a ten -foot utility easement located at the back of the right-of- way on all lots. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at 3 September 4, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1397 the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Increase the 40-foot radius to 45-feet. 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. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. Bill Dean and Mr. James Dreher were present representing the request. Staff stated the request was to allow the subdivision of 15.69 acres into 55 single-family lots. Staff noted there were additional items that needed to be shown of the proposed preliminary plat. Staff requested the linear feet of internal street, the average size of the lots, the minimum lots size and the names of recorded subdivisions abutting the plat area be indicated on the preliminary plat. Staff also noted there were several lots that did not appear to be buildable lots once all the required setbacks were placed on the lots. Staff suggested the applicant review the lots and if necessary request variances for reduced front platted building line and for reduced rear yard setbacks. Public Works comments were addressed. Staff stated the request was an extension of the Heatherbrae Subdivision. Staff also noted all the detention for Heatherbare was deferred to this Phase. Staff questioned if the proposed detention was adequate to handle the stormwater runoff. Staff requested the applicant provide details of the design and function of the flow control structure. Staff stated the structure should be carefully designed to alleviate down stream drainage problems. Staff suggested the applicant secure a second entrance into the subdivision. There was a limited discussion concerning the second access point suggested off Gooch Lane. Staff stated the residents did not consider Gooch Lane a 0 September 4, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: S-1397 publicly dedicated street. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. ArL The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated the minimum lot size of the development at 55.8-feet by 120-feet and the average lot size of 60-feet by 120-feet. The applicant has also indicated the names of the abutting subdivisions and the zoning classification. The applicant has indicated Lots 1 and 2 of Glen Valley Phase I will require variances from the Subdivision Ordinance. The applicant has indicated a variance will be required for the minimum lot width requirement (minimum required 60-feet) and the minimum lot area (minimum 7,000 square feet required) for these lots. The applicant has indicated the detention area as requested by Public Works. The applicant has indicated the channel to be constructed of block. Staff is not supportive of this request. Staff feels the channel should be constructed of reinforced concrete to ensure stability. The site is located adjacent to a designated floodway. The applicant has indicated a twenty-five foot access easement adjacent to the floodway as required by ordinance. There is a question concerning Lots 13 and 20 Glen Valley Phase 2 with regard to buildabiiity. Lot 13 appears to be located below the 100-year flood elevation. The appficant will be required to set the floor elevation for this lot. With the dedication of the twenty-five foot access easement, staff questions if the building area for Lot 20 is sufficient to meet all the required setbacks. Staff recommends the applicant furnish a buildable area for Lot 20 on the proposed preliminary plat. The proposed preliminary plat indicates a road right-of-way extending into the plat area. The preliminary plat indicates Gooch Lane with a 50-foot right-of-way along Lot 7 Glen Valley Phase I. With the indicated right-of-way and the required setbacks, this lot appears to be limited on buildable area. Staff recommends the applicant abandon the right-of-way or indicate the buildable area on the proposed preliminary plat. Lot 17 Heatherbrae Phase 3 also appears to be limited by a sewer easement. The proposed preliminary plat indicates a sewer easement crossing the lot diagonally across the rear, limits the buildable area for the lot. Staff would recommend the applicant furnish the buildable area for this lot as well. The applicant is proposing the development of this site in three phases. There are to be 23 lots in the first phase, 7 lots in the second phase and 25 lots in the third phase. Staff is supportive of the phasing plan. 5 September 4, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: S-1397 The applicant has indicated Highlander Drive to end in a Y2 cul-de-sac. Staff is not supportive of this design. Staff feels the proposed Y2 cul-de-sac is not adequate to allow trucks to turn around. Staff feels the design should be a hammerhead and the extension of the hammerhead into the access easement for the drainage channel is acceptable. To staffs knowledge there are no other outstanding issues associated with the proposed request. The proposed development will be constructed at 3.57 units per acres. Staff feels the proposed subdivision should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: 1. Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 2. Staff recommends approval of the requested variance to allow Lots 1 and 2 Glen Valley Phase I to develop with a reduced minimum lot width. 3. Staff recommends approval of the requested variance to allow Lots 1 and 2 of Glen Valley Phase I to develop with a reduced minimum lot area. 4. Staff recommends the applicant furnish buildable area for Lot 7 Glen Valley Phase I, Lot 17 Glen Valley Phase 2 and Lot 23 of Heatherbrae Phase 3. 5. Staff recommends the channel be constructed of reinforced concrete. 6. Staff recommends Highlander Drive be constructed with a hammerhead turnaround. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. James Dreher was present representing the request. There were objectors present. Staff presented the item with a recommendation of approval. Staff presented a recommendation of approval of the requested variance to allow Lots 1 and 2 Glen Valley Phase I to develop with a reduced minimum lot width and the requested variance to allow Lots 1 and 2 of Glen Valley Phase I to develop with a reduced minimum lot area. Mr. Jim Nettles addressed the Commission with questions. He stated he owned the property to the south Highland Drive. He stated he and the owner had agreed that access to this site could be taken from Highlander Drive and was requesting the Commission make this a condition of approval. Staff stated typically the only time the Commission required an applicant provide access to an adjoining property was when the parcel was land locked. Staff stated this was not the case Mr. Nettles had access to his site from Taylor Loop Road. 0 September 4, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1397 Mr. Gary Drawbaugh addressed the commission with questions. He stated his concern was the right-of-way indicated on the site plan for Gooch Drive. He stated he and his neighbors would like the right-of-way abandoned as a part of the development. He also stated there were drainage concerns. He stated if the site were developed without proper drainage then the residents of Gooch Drive would be severely impacted. He stated the proposed development should be designed to allow the water to flow freely. Mr. Dan Myers addressed the Commission with questions. He stated his concern was also drainage and how the developer would address the issue. Mr. Arthur Lee Jones addressed the Commission with concerns. He stated his home was located at 4309 Glen Valley Drive. He stated is primary concern was the increased traffic in the area. He stated all the traffic from Heatherbrae only had one exit. He stated to add an additional 55 lots was a major concern. Mr. Lee stated water was also a concern. He stated there were occasion when property owners were evacuated from their homes in the Heatherbrae Subdivision because the drainage was not adequate. Mr. Dale Woodall addressed the Commission. He stated he was neutral. He stated his concern was the existing situation on Gooch Drive and the garbage trucks. He stated currently the trucks were utilizing a vacant lot to turn around but the lot had sold and a new home was under construction. He stated one solution would be to allow a portion of the existing right-of-way to be a turn around for the Gooch Drive. Mr. Tom Deluca addressed the Commission in opposition of the proposed request. He stated his opposition was to the additional traffic on Glen Valley Drive. He stated when he purchased his home he was told there would be approximately 20 additional homes located in the proposed area. He stated now the developer was proposing 55 new homes which was a vast difference. Mr. Deluca questioned if access to the site could not be taken from Highway 10 at Seven Acres Business Drive. Commissioner Rector stated crossing the creek, which was a designated floodway, would be cost prohibited if the Corp of Engineers would allow the crossing. Mr. Tom Costa addressed the Commission with concerns of traffic, drainage and construction traffic into the neighborhood. Mr. James Dreher addressed the Commission on behalf of the applicant. He stated the applicant was willing to abandon the right-of-way indicated on proposed Lot 7. He stated the lots staff questioned as far as buildable areas would be resolved through minor lot line modifications. He stated with a slight shift the lots could be modified to increase the buildable areas. Mr. Dreher stated the owner was willing to allow access to the property to the south of Highlander Drive. He stated Highlander Drive would be constructed with a hammerhead turnaround as recommended by staff. There was a general discussion concerning the development of the property and the access. Staff stated this was not fair to the residents of Heatherbrae. They stated if this property was allowed access this would increase the number of units by eight to ten thus only increasing the traffic in rl September 4, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1397 the area. Staff stated the owner of the site to the south had access to Taylor Loop Road. There was a lengthy discussion concerning the drainage of the existing subdivision and the proposed subdivision. Mr. Dreher stated the owner had worked with the Corp of Engineers and secured a location for the proposed drainage channel through the site. He stated a portion of the water which traveled through the existing subdivision would be diverted to the new drainage channel which would relieve most of the pressure on the existing drainage structures. Mr. Dreher stated the applicant was willing to follow staffs recommendation that the channel be constructed of reinforced concrete. A motion was made to approve the request as amended (the removal of the existing right-of-way for Gooch Drive) including all variance request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. The motion carried by a vote of 7 ayes, 1 no and 3 absent. Commissioner Floyd noted he was opposed to the variance request only. 0 O.: S-1397 NAME: Glen Valley Preliminary Plat LOCATION: east of Gooch Road, west of Heatherbrae Phase III DEVELOPER: Jack Wilson and Bill Bosley 9107 Rodney Parham Road Little Rock, AR 72203 ENGINEER: Civil Design Engineers, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 15.4 acres NUMBER OF LOTS: 55 FT. NEW STREET: 2,267 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCESIWAIVERS REQUESTED: 1. A variance to allow a reduced minimum lot width for Glen Valley Phase I — Lots 1 and 2. 2. A variance to allow a reduced minimum lot area for Glen Valley Phase I — Lots 1 and 2. A. PROPOSAL: The applicant proposes to subdivide this 15.4 acre site into 58 single-family lots. The proposal includes the development of the lots with garden style patio homes. The lots will be developed in three phases with 23 lots in the first phase, 7 lots in the second phase and 25 lots in the third phase. The applicant has indicated the LE NO.: S-1397 (Cont. lots will be served by a series of residential streets (cul-de-sac's) with no outlet being planned to Gooch Lane. The development includes a portion of Heatherbrae Phase 3 which was previously reviewed and approved for a preliminary plat. The applicant is Proposing to revise the previously approved plat. The revision includes a reduction of the on -site detention area. The applicant has indicated by working with the Corp of Engineers, the previously required detention area may be reduced. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large drainage ditch extending through the center of the site. There is a FEMA mapped floodway located along the northern boundary of the site. The existing Glen Valley Drive dead -ends at the proposed entrance into the subdivision. There are single-family homes located in the area with the Heatherbrae Subdivision located to the east and new homes being constructed on tracts on Gooch Lane to the west. Gooch Lane does not extend into the proposed development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners abutting the proposed preliminary plat area along with the VVestchester/Heatherbrae and the Charleston Height/North Rahling Road Neighborhood Associations were notified of the -Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Glen Valley Drive should be platted as 50 foot wide right-of-way and 26 foot of pavement with a sidewalk on one side. 2. The street names must be approved by the Special Programs section of Public Works. Contact David Hathcock at 371-4809. 3. The curve radius on Highlander must be 75 foot minimum. 4. The curb at the cul-de-sacs must transition from curve to straight with a 20 foot minimum radius. 5. Stormwater detention from Phase 1 and 2 of Heatherbrae was deferred to Phase 3. The proposed detention facilities appear to retain only a small portion of the total that will be required. Provide calculations to support the sizing of the facilities for all previous phases of Heatherbrae and the proposed expansion. 6. The ditch and stormwater detention must be constructed with the first Phase of the revised plat. 7. Ditch channels shall be reinforced concrete with suitable pedestrian fence barriers. Channel size will be confirmed prior to construction. 2 ILE NO.: S-1397 (Cont. 8. A 25 foot access easement adjacent to the floodway is required. 9. As with the previous phases, downstream channel improvements may be required to assure proper drainage and no standing water in the drainage pipes and channels of the new subdivision. 10. A Sketch Grading and Drainage Plan will be required per Section 29-186 (f) with this preliminary plat. Show the proposed grade for the lots and streets, location of all drainage ditches and swales. A final grading permit will be required prior to any land clearing or grading activities at the site. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. The floodway and floodplain boundaries are based on outdated maps. Plot the updated boundaries on the plat, showing a more detailed boundary based on existing contours. Shove the proposed finish floor elevations of lots located in the floodplain. 13. Provide details of the design and function of the flow control structure. This structure must be carefully designed to alleviate down stream drainage problems in Phase 2. 14. 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. 15. A secondary subdivision access point to Gooch Lane would be desirable to improve routine maintenance and emergency access. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: SBC request a ten -foot utility easement located at the back of the right-of- way on all lots. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connections) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 3 FILE NO.: S-1397 (Cont.) Fire Decartment: Increase the 40-foot radius to 45-feet. 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/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. Bill Dean and Mr. James Dreher were present representing the request. Staff stated the request was to allow the subdivision of 15.69 acres into 55 single-family lots. Staff noted there were additional items that needed to be shown of the proposed preliminary plat. Staff requested the linear feet of internal street, the average size of the lots, the minimum lots size and the names of recorded subdivisions abutting the plat area be indicated on the preliminary plat. Staff also noted there were several lots that did not appear to be buildable lots once all the required setbacks were placed on the lots. Staff suggested the applicant review the lots and if necessary request variances for reduced front platted building line and for reduced rear yard setbacks. Public Works comments were addressed. Staff stated the request was an extension of the Heatherbrae Subdivision. Staff also noted all the detention for Heatherbare was deferred to this Phase. Staff questioned if the proposed detention was adequate to handle the stormwater runoff. Staff requested the applicant provide details of the design and function of the flow control structure. Staff stated the structure should be carefully designed to alleviate down stream drainage problems. Staff suggested the applicant secure a second entrance into the subdivision. There was a limited discussion concerning the second access point suggested off Gooch Lane. Staff stated the residents did not consider Gooch Lane a publicly dedicated street. 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 most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated the minimum lot size of the development at 55.8-feet by 4 FILE NO.: S-1397 (Cont. 120-feet and the average lot size of 60-feet by 120-feet. The applicant has also indicated the names of the abutting subdivisions and the zoning classification. The applicant has indicated Lots 1 and 2 of Glen Valley Phase I will require variances from the Subdivision Ordinance. The applicant has indicated a variance will be required for the minimum lot width requirement (minimum required 60-feet) and the minimum lot area (minimum 7,000 square feet required) for these lots. The applicant has indicated the detention area as requested by Public Works. The applicant has indicated the channel to be constructed of block. Staff is not supportive of this request. Staff feels the channel should be constructed of reinforced concrete to ensure stability. The site is located adjacent to a designated floodway. The applicant has indicated a twenty-five foot access easement adjacent to the floodway as required by ordinance. There is a question concerning Lots 13 and 20 Glen Valley Phase 2 with regard to buildability. Lot 13 appears to be located below the 100-year flood elevation. The applicant will be required to set the floor elevation for this lot. With the dedication of the twenty-five foot access easement, staff questions if the building area for Lot 20 is sufficient to meet all the required setbacks. Staff recommends the applicant furnish a buildable area for Lot 20 on the proposed preliminary plat. The proposed preliminary plat indicates a road right-of-way extending into the plat area. The preliminary plat indicates Gooch Lane with a 50-foot right-of-way along Lot 7 Glen Valley Phase I. With the indicated right-of-way and the required setbacks, this lot appears to be limited on buildable area. Staff recommends the applicant abandon the right-of-way or indicate the buildable area on the proposed preliminary plat. Lot 17 Heatherbrae Phase 3 also appears to be limited by a sewer easement. The proposed preliminary plat indicates a sewer easement crossing the lot diagonally across the rear, limits the buildable area for the lot. Staff would recommend the applicant furnish the buildable area for this lot as well. The applicant is proposing the development of this site in three phases. There are to be 23 lots in the first phase, 7 lots in the second phase and 25 lots in the third phase. Staff is supportive of the phasing plan. The applicant has indicated Highlander Drive to end in a %2 cul-de-sac. Staff is not supportive of this design. Staff feels the proposed % cul-de-sac is not adequate to allow trucks to turn around. Staff feels the design should be a hammerhead and the extension of the hammerhead into the access easement for the drainage channel is acceptable. To staff's knowledge there are no other outstanding issues associated with the proposed request. The proposed development will be constructed at 3.57 units per acres. Staff feels the proposed subdivision should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: 1. Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. r u FILE NO.: S-1397 (Cont. 2. Staff recommends approval of the requested variance to allow Lots 1 and 2 Glen Valley Phase I to develop with a reduced minimum lot width. 3. Staff recommends approval of the requested variance to allow Lots 1 and 2 of Glen Valley Phase I to develop with a reduced minimum lot area. 4. Staff recommends the applicant furnish buildable area for Lot 7 Glen Valley Phase I, Lot 17 Glen Valley Phase 2 and Lot 23 of Heatherbrae Phase 3. 5. Staff recommends the channel be constructed of reinforced concrete. 6. Staff recommends Highlander Drive be constructed with a hammerhead turnaround. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. James Dreher was present representing the request. There were objectors present. Staff presented the item with a recommendation of approval. Staff presented a recommendation of approval of the requested variance to allow Lots 1 and 2 Glen Valley Phase I to develop with a reduced minimum lot width and the requested variance to allow Lots 1 and 2 of Glen Valley Phase I to develop with a reduced minimum lot area. Mr. Jim Nettles addressed the Commission with questions. He stated he owned the property to the south Highland Drive. He stated he and the owner had agreed that access to this site could be taken from Highlander Drive and was requesting the Commission make this a condition of approval, Staff stated typically the only time the Commission required an applicant provide access to an adjoining property was when the parcel was land locked. Staff stated this was not the case Mr. Nettles had access to his site from Taylor Loop Road. Mr. Gary Drawbaugh addressed the commission with questions, He stated his concern was the right-of-way indicated on the site plan for Gooch Drive. He stated he and his neighbors would like the right-of-way abandoned as a part of the development. He also stated there were drainage concerns. He stated if the site were developed without proper drainage then the residents of Gooch Drive .would be severely impacted. He stated the proposed development should be designed to allow the water to flow freely. Mr. Dan Myers addressed the Commission with questions. He stated his concern was also drainage and how the developer would address the issue. Mr. Arthur Lee Jones addressed the Commission with concerns. He stated his home was located at 4309 Glen Valley Drive. He stated is primary concern was the increased traffic in the area. He stated all the traffic from Heatherbrae only had one exit. He stated to add an additional 55 lots was a major concern. Mr. Lee stated water was also a concern. He stated there were occasion when property owners were evacuated from their homes in the Heatherbrae Subdivision because the drainage was not adequate. A FILE NO.: S-1397 (Cont. Mr. Dale Woodall addressed the Commission. He stated he was neutral. He stated his concern was the existing situation on Gooch Drive and the garbage trucks. He stated currently the trucks were utilizing a vacant lot to turn around but the lot had sold and a new home was under construction. He stated one solution would be to allow a portion of the existing right-of-way to be a turn around for the Gooch Drive. Mr. Tom Deluca addressed the Commission in opposition of the proposed request. He stated his opposition was to the additional traffic on Glen Valley Drive. He stated when he purchased his home he was told there would be approximately 20 additional homes located in the proposed area. He stated now the developer was proposing 55 new homes which was a vast difference. Mr. Deluca questioned if access to the site could not be taken from Highway 10 at Seven Acres Business Drive. Commissioner Rector'stated crossing the creek, which was a designated floodway, would be cost prohibited if the Carp of Engineers would allow the crossing. Mr. Tom Costa addressed the Commission with concerns of traffic, drainage and construction traffic into the neighborhood. Mr. James Dreher addressed the Commission on behalf of the applicant. He stated the applicant was willing to abandon the right-of-way indicated on proposed Lot 7. He stated the lots staff questioned as far as buildable areas would be resolved through minor lot line modifications. He stated with a slight shift the lots could be modified to increase the buildable areas. Mr, Dreher stated the owner was willing to allow access to the property to the south of Highlander Drive. He stated Highlander Drive would be constructed with a hammerhead turnaround as recommended by staff. There was a general discussion concerning the development of the property and the access. Staff stated this was not fair to the residents of Heatherbrae. They stated if this property was allowed access this would increase the number of units by eight to ten thus only increasing the traffic in the area. Staff stated the owner of the site to the south had access to Taylor Loop Road. There was a lengthy discussion concerning the drainage of the existing subdivision and the proposed subdivision. Mr. Dreher stated the owner had worked with the Corp of Engineers and secured a location for the proposed drainage channel through the site. He stated a portion of the water which traveled through the existing subdivision would be diverted to the new drainage channel which would relieve most of the pressure on the existing drainage structures. Mr. Dreher stated the applicant was willing to follow staff's recommendation that the channel be constructed of reinforced concrete. A motion was made to approve the request as amended (the removal of the existing right-of-way for Gooch Drive) including all variance request subject to compliance with the conditions outlined in paragraphs ❑, E and F of the staff report. The motion carried by a vote of 7 ayes, 1 no and 3 absent. Commissioner Floyd noted he was opposed to the variance request only. 7 FILE NO.: S-13 NAME: Glen Valley Preliminary Plat LOCATION: east of Gooch Road, west of Heatherbrae Phase III DEVELOPER: Jack Wilson and Bill Bosley 9107 Rodney Parham Road Little Rock, AR 72203 FNGINFFR- Civil Design Engineers, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 15.4 acres NUMBER OF LOTS: 55 FT. NEW STREET: 2,267 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCESMAIVERS REQUESTED: 1. A variance to allow a reduced minimum lot width for Glen Valley Phase I — Lots 1 and 2. 2. A variance to allow a reduced minimum lot area for Glen Valley Phase I — Lots 1 and 2. A. PROPOSAL: The applicant proposes to subdivide this 15.4 acre site into 58 single-family lots. The proposal includes the development of the lots with garden style patio homes. The lots will be developed in three phases with 23 lots in the first phase, 7 lots in the second phase and 25 lots in the third phase. The applicant has indicated the FILE NO.: S-1397 lots will be served by a series of residential streets (cul-de-sac's) with no outlet being planned to Gooch Lane. The development includes a portion of Heatherbrae Phase 3 which was previously reviewed and approved for a preliminary plat. The applicant is proposing to revise the previously approved plat. The revision includes a reduction of the on -site detention area. The applicant has indicated by working with the Corp of Engineers, the previously required detention area may be reduced. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large drainage ditch extending through the center of the site. There is a FEMA mapped floodway located along the northern boundary of the site. The existing Glen Valley Drive dead -ends at the proposed entrance into the subdivision. There are single-family homes located in the area with the Heatherbrae Subdivision located to the east and new homes being constructed on tracts on Gooch Lane to the west. Gooch Lane does not extend into the proposed development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners abutting the proposed preliminary plat area along with the Westchester/Heatherbrae and the Charleston Height/North Rahling Road Neighborhood Associations were notified of the.Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Glen Valley Drive should be platted as 50 foot wide right-of-way and 26 foot of pavement with a sidewalk on one side. 2. The street names must be approved by the Special Programs section of Public Works. Contact David Hathcock at 371-4809. 3. The curve radius on Highlander must be 75 foot minimum. 4. The curb at the cul-de-sacs must transition from curve to straight with a 20 foot minimum radius. 5. Stormwater detention from Phase 1 and 2 of Heatherbrae was deferred to Phase 3. The proposed detention facilities appear to retain only a small portion of the total that will be required. Provide calculations to support the sizing of the facilities for all previous phases of Heatherbrae and the proposed expansion. 6. The ditch and stormwater detention must be constructed with the first Phase of the revised plat. 7. Ditch channels shall be reinforced concrete with suitable pedestrian fence barriers. Channel size will be confirmed prior to construction. 2 FILE NO.: S-1397 8. A 25 foot access easement adjacent to the floodway is required. 9. As with the previous phases, downstream channel improvements may be required to assure proper drainage and no standing water in the drainage pipes and channels of the new subdivision. 10. A Sketch Grading and Drainage Plan will be required per Section 29-186 (f) with this preliminary plat. Show the proposed grade for the lots and streets, location of all drainage ditches and swales. A final grading permit will be required prior to any land clearing or grading activities at the site. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. The floodway and floodplain boundaries are based on outdated maps. Plot the updated boundaries on the plat, showing a more detailed boundary based on existing contours. Show the proposed finish floor elevations of lots located in the floodplain. 13. Provide details of the design and function of the flow control structure. This structure must be carefully designed to alleviate down stream drainage problems in Phase 2. 14. 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. 15. A secondary subdivision access point to Gooch Lane would be desirable to improve routine maintenance and emergency access. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Enteray: Approved as submitted. Center -Point EneLq : No comment received. SBC: SBC request a ten -foot utility easement located at the back of the right-of- way on all lots. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 3 FILE NO.: S-1397 Cont. Fire Department: Increase the 40-foot radius to 45-feet. 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. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. Bill Dean and Mr. James Dreher were present representing the request. Staff stated the request was to allow the subdivision of 15.69 acres into 55 single-family lots. Staff noted there were additional items that needed to be shown of the proposed preliminary plat. Staff requested the linear feet of internal street, the average size of the lots, the minimum lots size and the names of recorded subdivisions abutting the plat area be indicated on the preliminary plat. Staff also noted there were several lots that did not appear to be buildable lots once all the required setbacks were placed on the lots. Staff suggested the applicant review the lots and if necessary request variances for reduced front platted building line and for reduced rear yard setbacks. Public Works comments were addressed. Staff stated the request was an extension of the Heatherbrae Subdivision. Staff also noted all the detention for Heatherbare was deferred to this Phase. Staff questioned if the proposed detention was adequate to handle the stormwater runoff. Staff requested the applicant provide details of the design and function of the flow control structure. Staff stated the structure should be carefully designed to alleviate down stream drainage problems. Staff suggested the applicant secure a second entrance into the subdivision. There was a limited discussion concerning the second access point suggested off Gooch Lane. Staff stated the residents did not consider Gooch Lane a publicly dedicated street. 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 most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated the minimum lot size of the development at 55.8-feet by 4 FILE NO.: S-1397 Cont. 120-feet and the average lot size of 60-feet by 120-feet. The applicant has also indicated the names of the abutting subdivisions and the zoning classification. The applicant has indicated Lots 1 and 2 of Glen Valley Phase I will require variances from the Subdivision Ordinance. The applicant has indicated a variance will be required for the minimum lot width requirement (minimum required 60-feet) and the minimum lot area (minimum 7,000 square feet required) for these lots. The applicant has indicated the detention area as requested by Public Works. The applicant has indicated the channel to be constructed of block. Staff is not supportive of this request. Staff feels the channel should be constructed of reinforced concrete to ensure stability. The site is located adjacent to a designated floodway. The applicant has indicated a twenty-five foot access easement adjacent to the floodway as required by ordinance. There is a question concerning Lots 13 and 20 Glen Valley Phase 2 with regard to buildability. Lot 13 appears to be located below the 100-year flood elevation. The applicant will be required to set the floor elevation for this lot. With the dedication of the twenty-five foot access easement, staff questions if the building area for Lot 20 is sufficient to meet all the required setbacks. Staff recommends the applicant furnish a buildable area for Lot 20 on the proposed preliminary plat. The proposed preliminary plat indicates a road right-of-way extending into the plat area. The preliminary plat indicates Gooch Lane with a 50-foot right-of-way along Lot 7 Glen Valley Phase I. With the indicated right-of-way and the required setbacks, this lot appears to be limited on buildable area. Staff recommends the applicant abandon the right-of-way or indicate the buildable area on the proposed preliminary plat. Lot 17 Heatherbrae Phase 3 also appears to be limited by a sewer easement. The proposed preliminary plat indicates a sewer easement crossing the lot diagonally across the rear, limits the buildable area for the lot. Staff would recommend the applicant furnish the buildable area for this lot as well. The applicant is proposing the development of this site in three phases. There are to be 23 lots in the first phase, 7 lots in the second phase and 25 lots in the third phase. Staff is supportive of the phasing plan. The applicant has indicated Highlander Drive to end in a '/2 cul-de-sac. Staff is not supportive of this design. Staff feels the proposed '/2 cul-de-sac is not adequate to allow trucks to turn around. Staff feels the design should be a hammerhead and the extension of the hammerhead into the access easement for the drainage channel is acceptable. To staffs knowledge there are no other outstanding issues associated with the proposed request. The proposed development will be constructed at 3.57 units per acres. Staff feels the proposed subdivision should have minimal to no adverse impact on the surrounding area. 1. STAFF RECOMMENDATION: 1. Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 5 FILE NO.: S-1397 (Cont. 2. Staff recommends approval of the requested variance to allow Lots 1 and 2 Glen Valley Phase I to develop with a reduced minimum lot width. 3. Staff recommends approval of the requested variance to allow Lots 1 and 2 of Glen Valley Phase I to develop with a reduced minimum lot area. 4. Staff recommends the applicant furnish buildable area for Lot 7 Glen Valley Phase I, Lot 17 Glen Valley Phase 2 and Lot 23 of Heatherbrae Phase 3. 5. Staff recommends the channel be constructed of reinforced concrete. 6. Staff recommends Highlander Drive be constructed with a hammerhead turnaround. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. James Dreher was present representing the request. There were objectors present. Staff presented the item with a recommendation of approval. Staff presented a recommendation of approval of the requested variance to allow Lots 1 and 2 Glen Valley Phase I to develop with a reduced minimum lot width and the requested variance to allow Lots 1 and 2 of Glen Valley Phase I to develop with a reduced minimum lot area. Mr. Jim Nettles addressed the Commission with questions. He stated he owned the property to the south Highland Drive. He stated he and the owner had agreed that access to this site could be taken from Highlander Drive and was requesting the Commission make this a condition of approval. Staff stated typically the only time the Commission required an applicant provide access to an adjoining property was when the parcel was land locked. Staff stated this was not the case Mr. Nettles had access to his site from Taylor Loop Road. Mr. Gary Drawbaugh addressed the commission with questions. He stated his concern was the right-of-way indicated on the site plan for Gooch Drive. He stated he and his neighbors would like the right-of-way abandoned as a part of the development. He also stated there were drainage concerns. He stated if the site were developed without proper drainage then the residents of Gooch Drive .would be severely impacted. He stated the proposed development should be designed to allow the water to flow freely. Mr. Dan Myers addressed the Commission with questions. He stated his concern was also drainage and how the developer would address the issue. Mr. Arthur Lee Jones addressed the Commission with concerns. He stated his home was located at 4309 Glen Valley Drive. He stated is primary concern was the increased traffic in the area. He stated all the traffic from Heatherbrae only had one exit. He stated to add an additional 55 lots was a major concern. Mr. Lee stated water was also a concern. He stated there were occasion when property owners were evacuated from their homes in the Heatherbrae Subdivision because the drainage was not adequate. A FILE NO.: S-1397 (Cont. Mr. Dale Woodall addressed the Commission. He stated he was neutral. He stated his concern was the existing situation on Gooch Drive and the garbage trucks. He stated currently the trucks were utilizing a vacant lot to turn around but the lot had sold and a new home was under construction. He stated one solution would be to allow a portion of the existing right-of-way to be a turn around for the Gooch Drive. Mr. Tom Deluca addressed the Commission in opposition of the proposed request. He stated his opposition was to the additional traffic on Glen Valley Drive. He stated when he purchased his home he was told there would be approximately 20 additional homes located in the proposed area. He stated now the developer was proposing 55 new homes which was a vast difference. Mr. Deluca questioned if access to the site could not be taken from Highway 10 at Seven Acres Business Drive. Commissioner Rector stated crossing the creek, which was a designated floodway, would be cost prohibited if the Corp of Engineers would allow the crossing. Mr. Tom Costa addressed the Commission with concerns of traffic, drainage and construction traffic into the neighborhood. Mr. James Dreher addressed the Commission on behalf of the applicant. He stated the applicant was willing to abandon the right-of-way indicated on proposed Lot 7. He stated the lots staff questioned as far as buildable areas would be resolved through minor lot line modifications. He stated with a slight shift the lots could be modified to increase the buildable areas. Mr. Dreher stated the owner was willing to allow access to the property to the south of Highlander Drive. He stated Highlander Drive would be constructed with a hammerhead turnaround as recommended by staff. There was a general discussion concerning the development of the property and the access. Staff stated this was not fair to the residents of Heatherbrae. They stated if this property was allowed access this would increase the number of units by eight to ten thus only increasing the traffic in the area. Staff stated the owner of the site to the south had access to Taylor Loop Road. There was a lengthy discussion concerning the drainage of the existing subdivision and the proposed subdivision. Mr. Dreher stated the owner had worked with the Corp of Engineers and secured a location for the proposed drainage channel through the site. He stated a portion of the water which traveled through the existing subdivision would be diverted to the new drainage channel which would relieve most of the pressure on the existing drainage structures. Mr. Dreher stated the applicant was willing to follow staff's recommendation that the channel be constructed of reinforced concrete. A motion was made to approve the request as amended (the removal of the existing right-of-way for Gooch Drive) including all variance request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. The motion carried by a vote of 7 ayes, 1 no and 3 absent. Commissioner Floyd noted he was opposed to the variance request only. rl