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HomeMy WebLinkAboutS-1424 Staff AnalysisITEM NO. 7 FILE NO.: S-1424 NAME: Grandwood Subdivision Preliminary Plat LOCATION: North of Crystal Valley Road at the North/South and East/West Lateral Intersection In reply to the comments submitted to the Little Rock Planning Commission Sub -Committee on April 1, 2004, we are complying with the requests by submitting four (4) copies of a revised Preliminary Plat and a Revised Sketch Plan in response to each of the comments. Planning Staff Comments: 1. The Benham Companies mailed certified letters on March 30, 2004, to the abutting property owners. They are in the process of providing staff with the abstractor list, notice form with affidavit executed and proof of mailing. 2. There are no proposed lots abutting Grandwood Drive. Any future collector streets that will have lots fronting on them will provide a 30-foot setback line, and any future minor arterials shall have a 35-foot minimum setback. 3. The common properties are now labeled "Tracts." 4. The name/address and deed of the landowner were submitted previously. The landowner is Dyke Industries, 309 Center Street, Little Rock, AR 72201. 5. The source of water supply is now shown on the Preliminary Plat. 6. The means of wastewater disposal is stated on the Preliminary Plat. 7. The names of owners abutting tracts are shown on the Preliminary Plat. 8. There are no landlocked owners. 9. This was submitted with the Sketch Plan. 10. The Preliminary Plat now shows the future intended extension of Grandwood Drive, as well as a stub for the future northwest collector street. Item 7 — File S-1424 Grandwood Subdivision Preliminary Plan Page Two Public Works: 1. Okay. 2. Northwest Collector shown on Revised Sketch Plan dated April 2004. 3. Discussed in meeting. Not shown since adjacent landowner is completing a large estate home on end of ridge. He has accessibility elsewhere. 4. Cooper Land Development is submitting a more detailed Phasing Plan and is developing an Ordinance with Public Works regarding future arterial street additions. 5. Revised street names are shown on Preliminary Plat. 6. No solution recommended. 7. Cul-de-sacs will have an 80-foot diameter. 8. Grading Permit application will be completed if land is purchased by developer. 9. Benham is submitting a Master Stormwater Detention Plan to Public Works. 10. Benham is providing. 11. Street lights will be provided as required by City code. 12. Construction Permits will be obtained when required. 13. Benham will provide to Public Works. Utilities and Fire Deuartment: The developer will comply with all wastewater, water and fire hydrant standards from the respective companies. April 22, 2004 ITEM NO.: 25 MSP04-01 NAME: Master Street Plan Amendment to Remove Collector LOCATION: Removal of Collector NW of the Proposed Grandwood Collector SOURCE: Cooper Land Development, Inc. STAFF REPORT: The request is to remove a proposed collector north of Crystal Valley Road and northeast of Colonel Carl Miller Road. The proposed collector, generally follows the southern ridgeline north of Crystal Valley Road. To the north is rugged terrain with two ridges, while south of the proposed collector is somewhat more developable. The area which would be serviced by*this Collector is rural to undeveloped. The Collector pattern in this area was added to the Master Street Plan in 1988. At that time the City elected to error on the side of maximum development. That is show the most number of roads one would possibly expect and remove them if it turns out they are not needed. The City's concern was if they were not shown, the City would never be able to get the road. Since the area'was basically undeveloped in the late 1980s, a pattern of quarter mile spacing was used. This was an accepted standard for Collector spacing. The existing topography both ridgeline and stream was used to adjust the spacing. Any existing development was also considered when selecting the general location for new collectors. The Developer of a 360t acre area has indicated a willingness to build.a proposed Collector (proposed Grandwood) shown on the Plan as well as help with portions of two Minor Arterials. However due to topography, they question the need for a second Collector which goes from their property to the northwest. They argue that due to the limitation on developability due to the topography there is not a need for this Collector. There is no question that the land to the north and northwest is very steep. It is so steep that access is likely to be very limited. The best access to the two ridge lines is from the proponents property, as proposed on the conceptual preliminary development plan submitted by the proponents. April 22, 2004 SUBDIVISION ITEM NO.: 25 Cont. MSP04-01 The two ridges are currently zoned single family. Assuming development occurs after annexations a likely density would be that of the Walton Heights Neighborhood north of Highway 10 just west of 1-430. The Walton Heights Subdivision density is approximately one home per acre. The density of homes in the concept plan submitted by the proponent also has a density of approximately one home per acre in similar topography. This is would result in approximately 150 homes. If the area develops prior to annexation and takes all its access via this proposed road approximately 25 to 50 homes are likely to use the proposed road. These homes are in addition to the seventy or more homes in the proponents proposed development which would use this road to get from their home to the arterial system. After considering the likely development pattern, the Plans and Public Works, staff believes a Collector should be required to serve the area. Due to the limited development and limited access, a Collector type -street will be needed to service the ridge top homes, but at a reduced standard. STAFF RECOMMENDATION: Denial of the reduction in classification but approval of a modified design standard (60 foot right-of-way with a 31-foot street paving width). 2 ITEM NO.: 7 FILE NO.: S-1424 NAME: Grandwood Subdivision Preliminary Plat LOCATION: North of Crystal Valley Road at the North/South and Eat/West Lateral intersection 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. Residential lots abutting a collector street shall have a platted building line not less than thirty (30) feet from the right-of-way line. Residential lots fronting on a minor arterial street shall have a platted building line not less than thirty-five (35) feet. 3. Indicate all areas set aside as common properties as Tracts. 4. Provide the name/address and source of title of the landowner on the proposed preliminary plat. 5. Provide the source of water supply in the general notes section of the proposed preliminary plat. 6. Provide the means of wastewater disposal in the general notes section of the proposed preliminary plat. 7. Provide the names of owners of all unplatted tracts abutting the plat area and the names of owners of platted tracts in excess of 2 Y2 acres. 8. Provide the names of all owners of any landlocked parcels within or abuttin the plat. 9. Provide a phasing plan, if applicable. 6, � k136 �al� k ice. I-,.� . 10. Indicate the future collector street extending from Grandwood Drive as a stub on the proposed preliminary plat. Variance/Waivers None requested. Public Works: 1. Regarding the Sketch Plan submitted showing the conceptual street layout, we generally concur with the proposal with a few minor changes. Given constraints of topography and locating a suitable bridge crossing on McHenry Creek, the proposed locations for the north -south and east -west arterials are acceptable. The looping collector is also acceptable. 2. The southern -most street that is shown to be extended west is at an acceptable location and would comply with the current Master Street Plan that calls for the extension of a collector to the west. We recommend that a collector remain on the Master Street Plan, however, due to the limited potential for a high density development along the ridge top, we would support a reduced design standard. A 31-foot street width, with minimum design standards conforming to those of a standard residential street will be acceptable. �� 3. The cul-de-sac located on the north-east central portion of the plat should be stubbed out to serve the remainder of the land located on the ridge 4. A phasing plan will be needed for development of the arterial streets. An ordinance addressing the phasing should be developed and recommended to the Board. 5. All street names and naming conventions must be approved by Public Works. Contact David Hathcock at 501-371-4808 for additional information. 6. 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. 7. Permanent tees and cul-du-sacs need to be 80-feet to accommodate waste collection and other large vehicles. Temporary tees can be eliminated on the very short stubs. 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 9. Storm water detention ordinance applies to this property. 10. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements should a shown for all storm water drainage areas. 11. Prepare a letter of pending development addressing streets lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 — Steve Philpott) for more information. 12.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering (501-379- 1817 — Derrick Bergfield) for more information. 13. The intersection design for the tie-in to Cryst Valley Road will need to be reviewed and approved with the construction drawings._4 Utilities and Fire Department/County Planning: lV� Wastewater: Sewer Main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter No comment received. N� e; �c� Center -Point Energy_: No comment received. Su3x�-)V-0-� SBC: Approved as submitted. Central Arkansas Water: Water main extensions will be required including off site improvements. 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 the 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 information. Fire Department: 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. Planninq 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. April 22, 2004 NO.: 7 FILE NO.: S-1424 NAME: Grandwood Subdivision Preliminary Plat LOCATION: North of Crystal Valley Road at the North/South and EastNVest Lateral intersection DEVELOPER: Cooper Land Development, Inc. 903 North 47th Street Rogers, AR 72756 ENGINEER: The Benham Companies 1701 Centerview, Suite 207 Little Rock, AR 72211 AREA: 40.48 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 78 R-2, Single-family 17 — Crystal Valley 42.08 VARIANCESAVAIVERS REQUESTED A. PROPOSAUREQUEST: FT. NEW STREET: 6425 None requested. The applicant is proposing the first phase of a multiple phase single-family development. The proposed preliminary plat includes 40.48 acres to be developed with 78 single-family lots. At total build -out, the development will contains 363 acres and 605 single-family lots. Each of the future phases will be reviewed by the Commission as development becomes imminent. The development plan includes a fifteen -year build -out. The entire development is intended for single-family detached residential uses in accordance with the restrictions designated by R-2 zoning. The applicant proposes to submit preliminary plats in phases. The applicant has indicated the first phase will be constructed with average lots sizes of 82-feet by 130-feet or 10,660 square feet. Future development will include estates lots and lake lots April 22, 2004 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: S-1424 averaging 90-feet by 130-feet and 100-feet by 130-feet. The applicant has indicated a portion of the future phases may include the development of patio homes. The applicant has indicated areas will be set aside as common areas and designated as green space. The applicant has indicated a series of trails will be constructed through out the neighborhood to provide connectivity to future proposed recreational areas. B. EXISTING CONDITIONS: The site is predominantly an undeveloped forestland of hardwoods. Signs of past logging may be observed. However, most tree growth is between 20 and 75 yeas old. An existing 16-acre lake is constructed on the northern end of the property. The property contains a series of ridges with either steep or rolling side slopes. Drainage flows occur towards the south and east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners, Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Regarding the Sketch Plan submitted showing the conceptual street layout, we generally concur with the proposal with a few minor changes. Given constraints of topography and locating a suitable bridge crossing on McHenry Creek, the proposed locations for the north -south and east -west arterials are acceptable. The looping collector is also acceptable. 2. The southern -most street that is shown to be extended west is at an acceptable location and would comply with the current Master Street Plan that calls for the extension of a collector to the west. We recommend that a collector remain on the Master Street Plan, however, due to the limited potential for a high density development along the ridge top, we would support a reduced design standard. A 31-foot street width, with minimum design standards conforming to those of a standard residential street will be acceptable. 3. The cul-de-sac located on the north-east central portion of the plat should be stubbed out to serve the remainder of the land located on the ridge. 4. A phasing plan will be needed for development of the arterial streets. An ordinance addressing the phasing should be developed and recommended to the Board. April 22, 2004 SUBDIVISION ITEM NO.: 7 FILE NO.: S-142 5. All street names and naming conventions must be approved by Public Works. Contact David Hathcock at 501-371-4808 for additional information. 6. 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. 7. Permanent tees and cul-de-sacs need to be 80-feet to accommodate waste collection and other large vehicles. Temporary tees can be eliminated on the very short stubs. 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 9. Storm water detention ordinance applies to this property. 10. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements should be shown for all storm water drainage areas. 11. Prepare a letter of pending development addressing streets lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 — Steve Philpott) for more information. 12. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering (501-379-1817 — Derrick Bergfield) for more information. 13. The intersection design for the tie-in to Crystal Valley Road will need to be reviewed and approved with the construction drawings. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter. : No comment received. Center -Point Ener : No comment received. SBC: Approved as submitted. Central Arkansas Water: Water main extensions will be required including off site improvements. 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 the 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 information. 3 April 22, 2004 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: S-1424 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. Counly Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDES IGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff presented an overview of the proposed request indicating the site was the area recently approved by the Commission and the Board of Directors for annexation. Staff also noted there was a related item a Master Street Plan amendment. Staff noted additional information was necessary to complete the review of the proposed preliminary plat. Staff requested the applicant provide the source of water supply, the means of wastewater disposal and owners of all unplatted tracts abutting the plat area indicated on the proposed preliminary plat. Staff also requested the applicant indicate the areas set aside for common areas as tracts on the proposed preliminary plat. Staff requested the applicant indicate on the proposed preliminary plat the future collector street and indicate a "stub -out" to locate the street. Public Works comments were addressed. Staff stated the indicated rights -of -way were acceptable for the southern -most street. Staff requested the applicant maintain the collector street but staff stated they would support a reduced standard. Staff stated the proposed location of the arterial was in a location staff would support. Staff stated the proposed location was logical for crossing the creek to the north. Staff also stated there should be coordination concerning the development of the future arterial street; either construct one-half of the arterial and the median or construct additional pavement to allow residents to the subdivision access to the arterial when the future phase of the subdivision was developed. Staff stated grading and storm water detention ordinances would apply to the proposed development. Staff stated no trees were to be cleared without prior approval. Staff also stated traffic calming devises were required on collector 4 April 22, 2004 SUBDIVISION ITEM NO.: 7 Cont.) FILE NO.: S-1424 streets within the development. Staff stated speed bumps/humps were not recommended. Staff stated round-abouts were desirable. Staff suggested the applicant contact Traffic Engineering for details. 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. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated on the proposed plat a future collector street as requested by staff. The applicant has indicated the proposed source of water as Central Arkansas Water and the proposed means of wastewater disposal as the Little Rock Wastewater Utility. The applicant has also indicated the areas set aside for common areas as Tracts on the proposed plat. The proposed plat indicated the names of owners of all abutting parcels. The applicant has indicated the minimal lot size of 80-feet by 125-feet or 10,000 square feet and an average lot size of 82-feet by 135-feet or 11,070 square feet. The proposed minimal lot widths and the proposed minimal lot depths exceed the minimal requirements of the Subdivision Ordinance. The applicant has indicated a 25-foot front building line adjacent to residential streets and a thirty-foot front building line adjacent to proposed collector streets. The indicated front building lines are adequate to meet the minimum required per the Subdivision Ordinance. The applicant has indicated dedicated open space areas as tracts and indicated the maintenance of the tracts will be the responsibility of the homeowners' association. The applicant has indicated in their overall development plan, a series of trails will be constructed to allow pedestrian connectivity through the neighborhood. The applicant has also indicated 6,425 linear feet of new street constructed to Master Street Plan standard as a part of the requested plat. As requested by Staff, the applicant has indicated the location of a future collector street near the western boundary of the site with a reduced design standard. Staff is supportive of the indicated placement and the applicant's request for a reduced design standard for the street. The street design and construction will be addressed in a later phase. 5 April 22, 2004 SUBDIVISION ITEM NO.: 7 (Cont) FILE NO.: S-1424 The applicant's overall development plan indicates the location of two future arterial streets. The applicant has indicated dedication of right-of-way and required street construction will be made at the time of development of the lots abutting the indicated roadways. Staff is supportive of the indicated dedication and street construction plan. To staffs knowledge there are proposed request. The proposed of the Subdivision Ordinance wit and minimal lot square footage. I. STAFF RECOMMENDATION: h no outstanding issues associated with the subdivision meets all the minimal requirements regard to street design, lot widths, lot depths Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. X