HomeMy WebLinkAboutS-1422 Staff Analysiscr"-Vb
ITEM NO.: 5 AL [c.�,�,,� C�,, p 0L_ FILE NO.: S-1422
NAME: The Ridges at Nowlin Creek
LOCATION: North of Highway 10 approximately five miles West of enal Parkway
Planning Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the `
certified abstract list, notice form with affidavit executed and proof of mailing.
2. Per Section 31-400(b). For residential lots or development tracts not served by a
public or community sanitary sewerage system whose disposal is approved by the
state department of pollution control and ecology, the subdivider shall submit
documentation with submission of the preliminary plat that the state department of
health, or its delegated authority, will approve septic tank installations, or other
individual wastewater disposal methods for service to the subdivision proposed to be
platted. Provide written verification from the Arkansas Department of Heath the
proposed wastewater collection and treatment system is adequate to serve the
subdivision.
59 3. Provide the proposed front building line for the proposed lots.
4. Provide the location of the Lake Maumelle Watershed Drainage Basin on the
proposed preliminary plat.
-� 5. Provide the source of title of the landowner on the proposed preliminary plat.
6. Provide the zoning classification within the proposed plat boundary for areas zoned
by the City of Little Rock.
Variance/Waivers:
1
2
3
A variance #o allovil the cPea�on of a i e staelat ( .
Lots 1�05 112 117 159 and 171
pi )
A variance to allow increased street grades and a 150-foot stop sight distance.
A variance to allow the creation of private streets to serve the development.
Public Works:
1. The plat is outside the corporate limits, but a portion is within the Planning Boundary,
Grading permits and storm water detention are not required.
2. Nowlin Creek Boulevard and a portion of Street E should be constructed as a
collector street with 60-feet of right-of-way and a 31-foot to 36-foot street width.
3. All street names and naming conventions must be approved by the Public Works
Department. Contact David Hathcock (501-371-4808) for additional information.
4. Traffic calming devices are required area required for long collectors to discourage
speeding. Traffic circles or round-abouts are suggested at regular intervals and at
main intersections.
5. Plans generically indicate a reduced standard for stopping sight distance is required
on all streets. Identify specific locations where variances are requested. Standard
stopping sight distances and grades should be provided along all designated
collector portions.
6. Final construction plans should be submitted for approval prior to construction.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. No comment.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Central Arkansas Water requests that Little Rock Planning
Commission postpone consideration of this development. Central Arkansas Water
places a high priority on prevention of development of property within the Lake
Maumelle water shed. The close proximity of this property to the water intake structure
increases our concern. Negotiations are in progress and Central Arkansas Water
intends to purchase this property or take it by condemnation, if necessary, in order to
protect the quality of drinking water from Lake Maumelle. In regard to the remainder of
the property, water service may not be available to portions of this property. Water main
extensions would be required and all Central Arkansas Water requirements in effect at
the time of request for water service must be met. This development may have
significant impact on the existing water distribution system. If this area is served,
proposed water facilities would be sized to provide adequate pressure and fire
protection and all Central Arkansas Water requirements in effect at the time must be
met. Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: The area is outside the Fire Department's service area. Place fire
hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional
information.
County Planning: No comment received.
CATA: No comment received.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the
additional information, as noted above) to staff on Wednesday, April 7, 2004.
October 7, 2004
ITEM NO.: B
NAME: The Ridges at Nowlin Creek Preliminary Plat
FILE NO.: S-1422
LOCATION: North of Highway 10, approximately 5 miles West of the Chenal Parkway
Cantrell Road intersection
DEVELOPER:
Deltic Timber
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 1170 acres
CURRENT ZONING
PLANNING DISTRICT:
CENSUS TRACT
NUMBER OF LOTS: 302 FT. NEW STREET: 56,800 LF
R-2, Single-family and An area not zoned
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VARIANCESNVAIVERS REQUESTED:
1. A variance to allow the creation of private streets to serve the development_
A. PROPOSAL/REQUEST:
The preliminary plat consists of 302 lots averaging approximately three acres in
size. The developer is requesting a variance to allow the development of the
subdivision with private streets. The development proposes 57,000 linear feet of
private streets with a gated entrance. The street widths proposed within the
development will be twenty-four feet with curb and gutter to create a quiet, rural
type subdivision.
October 7, 2004
SUBDIVISION
ITEM NO.: B fCont.) FILE NO.: S-1422
Sanitary sewer will be provided with a low-pressure system and a privately
maintained sewage treatment plant located on the south side of the property,
outside the Lake Maumelle watershed. The applicant has indicated potable
water will be provided to the subdivision by Central Arkansas Water.
The applicant has indicated the lots abutting Highway 10 will be left undeveloped
for some future use. Large areas within the development have been set -aside
for open space.
B. EXISTING CONDITIONS:
The site is heavily wooded with varying degrees of slopes. Cantrell Road abuts
the site to the west and currently has a scattering of single-family homes in a
rural setting. Lake Maumelle is located to the north of the proposed preliminary
plat area. The northern portion of the proposed plat boundary is located within
the Lake Maumelle Watershed.
Only a portion of this area is located within the City's Planning Jurisdiction. This
area is currently zoned R-2 Single-family.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners were notified of the public hearing. There is not a
neighborhood association located in the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The plat is outside the corporate limits, but a portion is within the Planning
Boundary, Grading permits and storm water detention are not required.
2. Nowlin Creek Boulevard and a portion of Street E should be constructed as a
collector street with 60-feet of right-of-way and a 31-foot to 36-foot street
width.
3. All street names and naming conventions must be approved by the Public
Works Department. Contact David Hathcock (501-371-4808) for additional
information.
4. Traffic calming devices are required for long collectors to discourage
speeding. Traffic circles or round-abouts are suggested at regular intervals
and at main intersections.
2
October 7, 2004
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: S-1422
5. Plans generically indicate a reduced standard for stopping sight distance is
required on all streets. Identify specific locations where variances are
requested. Standard stopping sight distances and grades should be provided
along all designated collector portions.
6. Final construction plans should be submitted for approval prior to
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: No comment received.
Center -Point Enerav: No comment received.
SBC: No comment received.
Central Arkansas Water: Central Arkansas Water requests that Little Rock
Planning Commission postpone consideration of this development. Central
Arkansas Water places a high priority on prevention of development of property
within the Lake Maumelle water shed. The close proximity of this property to the
water intake structure increases our concern. Negotiations are in progress and
Central Arkansas Water intends to purchase this property or take it by
condemnation, if necessary, in order to protect the quality of drinking water from
Lake Maumelle. In regard to the remainder of the property, water service may not
be available to portions of this property. Water main extensions would be
required and all Central Arkansas Water requirements in effect at the time. of
request for water service must be met. This development may have significant
impact on the existing water distribution system. If this area is served, proposed
water facilities would be sized to provide adequate pressure and fire protection
and all Central Arkansas Water requirements in effect at the time must be met.
Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: The area is outside the Fire Department's service area. Place
fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for
additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
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October 7, 2004
UBDIVISION
ITEM NO.: B Cont. FILE NO.: S-1422
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004)
Mr. Tim Daters and Mr. Joe White were present representing the request. Staff
presented an overview of the proposed request indicating only a portion of the
proposed plat area was located within the City's Planning Jurisdiction. Staff
noted since a portion was located within the Planning Boundary the entire plat
would be reviewed. Staff noted there were three variances related to the
proposed request. Staff stated the applicant was requesting private streets to
serve the development, a variance the Commission could approve, a variance to
allow increased street grades and a 150-foot stop sight distance and the creation
of four pipe stem lots.
Staff stated the applicant was requesting a privately maintained sewage
treatment plant located on the south side of the property outside the Lake
Maumelle watershed. Staff stated per Section 31-400(b) all residential lots or
development tracts not served by a public or community sanitary sewerage
system whose disposal is approved by the state department of pollution control
and ecology, the subdivider shall submit documentation with submission of the
preliminary plat that the state department of health, or its delegated authority,
would approve septic tank installations, or other individual wastewater disposal
methods for service to the subdivision proposed to be platted. Staff requested
the applicant contact the health department and secure an approval letter with
regard to the wastewater collection and treatment system.
Public Works comments were addressed. Staff stated grading permits and storm
water detention ordinances for the city did not apply since the development was
located outside the corporate limits. Staff also stated for long collector streets
traffic calming devices were required to slow traffic. Staff requested the applicant
indicate the streets where the standard stop sight distance could not be
achieved.
Central Arkansas Water addressed the concerns with water. CAW staff stated a
portion of the development was located within the protected area of the Lake
Maumelle Watershed. CAW staff stated the Central Arkansas Water Board
voted to uphold the protection area and wanted to acquire approximately 700
acres of the proposed development area for watershed protection. CAW staff
stated Central Arkansas's desire was to purchase this area through what ever
means necessary; negotiated acquisition or imminent domain by condemnation.
CAW Staff stated Central Arkansas Water would not furnish water to the areas
located within this protected area.
2
October 7, 2004
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1422
There was a general discussion concerning the watershed and the protection
areas. Staff stated the watershed contained 138 square miles and about one-
third was located in the National Forest. Staff stated with limited finances a
determination of critical areas had to be made for the areas to purchase first.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
R ANALYSIS:
The applicant submitted a revised preliminary plat to staff on April 7, 2004
addressing most of the issues raised at the April 1, 2004 Subdivision Committee
meeting. The applicant has eliminated the requested variances with the
exception of the development of the subdivision with private streets. The
applicant has indicted the development will be constructed in four phases with
the phase line indicated on the proposed preliminary plat. The proposed phasing
is consistent with phasing allowed per the Subdivision Ordinance.
The. proposed request indicates minimal lot size as per the Subdivision
Ordinance. The development indicated an average lot size of three acres, more
than adequate to meet the 7,000 square foot minimal lot size. The applicant has
indicated a twenty-five foot front building line for all lots. The required front
building lines adjacent to a collector street is thirty -feet. Staff recommends front
building line platted as required by the Subdivision Ordinance or thirty -feet
adjacent to indicated collector streets.
The development of the subdivision as a gated community with private streets is
a variance the Planning Commission may approve if deemed appropriate. The
private streets must be constructed to Master Street Plan standard with regard to
sidewalk placement, street widths and street design.
The applicant has indicated the street width of Nowlin Creek Boulevard as
31-feet in a 60-foot right-of-way as requested by staff. The applicant has not
however included round-abouts as requested by staff to serve as traffic calming
devises on this proposed long collector street. The applicant has not indicated
the construction of E Street with a 31-foot pavement width in a 60-foot right-of-
way as requested by staff. Staff recommends the design of the streets be
constructed to Master Street Plan standard including the required paving width
and round-abouts at regular intervals and major intersections to serve as traffic
calming devices within the subdivision.
5
October 7, 2004
SUBDIVISION
ITEM NO.' B [Co
FILE NO.: S-
The plat continues to indicate the source of water as Central Arkansas Water.
Central Arkansas Water has stated they will not serve a large potion of the
development located within the Lake Maumelie Watershed. Staff recommends
the applicant provide an agreement from Central Arkansas Water indicating their
intention to serve the proposed lots or indicate an agreement from another water
source as to their ability to serve the proposed development.
The applicant has not provided staff with the approval letter from the Arkansas
Department of Health concerning the proposed wastewater collection and
treatment system. Per Section 31-400(b) all residential lots or development
tracts not served by a public or community sanitary sewerage system whose
disposal is approved by the state department of pollution control and ecology, the
subdivider shall submit documentation with submission of the preliminary plat
that the state department of health, or its delegated authority, would approve
septic tank installations, or other individual wastewater disposal methods for
service to the subdivision proposed to be platted. Consistently in the past the
Commission has not reviewed proposed subdivision development unless
documentation of an approved wastewater collection and treatment system has
been furnished. Staff recommends the applicant provide the required approval
letter from the Arkansas Department of Health prior to the Commission reviewing
the proposed development.
Staff feels there are too many outstanding issues associated with the proposed
request for the Commission to review the development and make a
recommendation.
STAFF RECOMMENDATION:
Staff recommends the proposed request be deferred sixty to ninety days to allow
the developer sufficient time to resolve outstanding issues associated with the
proposed request.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
Mr. Jack McCray was present representing the request. There was one registered
objectors present. Staff presented the item indicating there were deficiencies related to
the proposed application request. Staff stated the applicant had not provided
documentation from the Arkansas Department of Health concerning the wastewater
treatment facility nor had the applicant provided documentation concerning the
proposed source of water.
A
October 7, 2004
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1422
Mr. McCray stated he would accept the deferral request but he was requesting the
Commission allow him 20 minutes for a presentation from an expert concerning how
development could take place within the watershed and still be environmentally friendly.
Staff stated if the applicant were allowed the presentation time then he would only be
allowed ten minutes at the June 3, 2004 Public Hearing to provide new information.
Mr. McCray stated this was acceptable.
Mr. Robert Prager presented the Commission with an overview of how development
could take place and not affect water quality. He stated his firm had 25 years
experience in environmental design and watershed protection. He stated treatable
run-off, preserve and restore design for construction, limiting surface treatments and
placing monitoring wells to determine areas not complying. He stated it was important
to pick plants to accumulate contaminates the development was trying to collect.
A motion was made to defer the item to the June 3, 2004 Public Hearing. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent.
AFF UPDATE:
The applicant has not furnished staff with the additional information concerning the
proposed water source or the approval letter from the Arkansas Department of Health
concerning the wastewater collection and treatment facility. Staff recommends this item
be deferred until these issues are resolved.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant had not furnished staff with the additional
information concerning the proposed water source and or the approval letter from the
Arkansas Department of Health concerning the wastewater collection and treatment
facility. Staff presented a recommendation the item be deferred until these issues were
resolved.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant has not resolved issues related to the source of water and the means of
wastewater disposal. Staff recommends this item be deferred to these issues can be
resolved.
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October 7, 2004
SUBDIVISION
ITEM NO.: B(Cont.)FILE NO.: S-1422
PLANNING COMMISSION ACTION:
(J U LY 15, 2004)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff stated the applicant had not resolved
the issues related to the source of water and the means of wastewater disposal. Staff
recommended the item be deferred until the issues could be resolved.
There was no further discussion of the item. The chair placed the item for inclusion on
the consent agenda for approval of the deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION:
(AUGUST 26, 2004)
The applicant was present representing the request. There were no registered
objectors present. Staff stated the applicant had not resolved the issues related to the
source of water and the means of wastewater disposal. Staff presented a
recommendation the item be deferred until the issues could be resolved.
There was no further discussion of the item. The chair entertained a motion to place the
item for inclusion on the consent agenda for deferral. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION: (OCTOBER 7, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant had not resolved all the issues related to
the source of water and the means of wastewater disposal. Staff presented a
recommendation the item be withdrawn from consideration without prejudice until all the
issues were resolved.
The chair entertained a motion to place the item on the Consent Agenda for withdrawal.
There was no further discussion of the item. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
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