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HomeMy WebLinkAboutS-1428 Staff AnalysisApril 22, 2004 ITEM NO.: 11 FILE NO.: S-1428 NAME: Deer Lake Subdivision Preliminary Plat LOCATION: on the Northeast corner of David O Dodd Road and 1-430 DEVELOPER: HL Development, Inc. 505 West Dixon Road Little Rock, AR ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 51.31 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 149 R-2, Single-family 12 — 65th Street West 24.05 VARIAN CESJWAIVE RS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 A preliminary plat was reviewed and approved for this site in October of 2003. The applicant proposed to subdivide this 51 acre site into 165 single-family lots. The lots average sixty-five by one hundred twenty feet or 7800 square feet in area. The proposed subdivision was to be developed in two phases with sixty lots in Phase I and 64 lots in Phase 11. The applicant proposed the placement of 5800 linear feet of new public street to serve the proposed subdivision. The proposed development required variances from the Subdivision Ordinance related to lot depth to width ratio, minimum lot depth, minimum lot area and minimum lot width. The applicant also proposed the placement of a common recreational facility within the development. The lake area along with two tot lots and a neighborhood center were April 22, 2004 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: S-1428 proposed as a Conditional Use Permit and was approved as a separate item (File No. Z-7473). A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 51 acre site into 149 single-family lots. The lots will be developed in two phases; with 89 lots in the first phase and 60 lots in the second phase. The proposed preliminary plat indicates an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant has indicated 5,800 linear feet of new street will be added as a result of the development. The new street will end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant has indicated an emergency gate at Shady Brook to allow access to the site if an emergency situation were to arise. The proposed request meets all the minimum requirements of the Subdivision Ordinance. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large lake located near the southern boundary of the property. The applicant has indicated the existing lake will be utilized in the proposed development as a recreational area and for detention. There is a single-family subdivision located to the south of the site with new homes being constructed on Sandy Lane. There are also single-family homes located on David a Dodd Road south of the site. The area to the north of the site is vacant tree covered as is the area to the east of the site. The area to the west of the site if also vacant and tree covered with interstate 1-430 located near the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the John Barrow Neighborhood Association and Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: A grading permit in accordance with required prior to any land clearing or grading, and drainage plans will need t o 2 April 22, 2004 SUBDIVISION EM NO.: 11 (Cont.) FILE NO.: S-1428 2. Assuming Mystery Lake is to provide detention, the outlet works for the pond must be designed to meet storm water detention ordinance requirements. An emergency spillway must also be provided that will safely pass the 100-year storm without damage to down stream property. 3. Easements are required for all storm water drainage areas. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501-379-1817 — Derrick Bergfield). 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 pf the Little Rock code. Contact Traffic Engineering at (501-379-1813 — Steve Philpott) for more information regarding street lights. 6. Widen subdivision entrance to Master Street Plan standard. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Paint Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. There is an existing 12-inch and 16-inch water main that crosses this property in an existing 20-foot-wide waterline easement. It appears that this water main will particularly impact proposed Lot 18. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 details. 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. April 22, 2004 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: S-1428 F. ISSUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the site was previously approved for a single-family subdivision but the owner had decided to not construct the plat. Staff stated the request was from a new owner and the design was somewhat different. Staff stated the applicant had indicated a reduction in the number of lots by approximately 20 lots. Staff requested the applicant provide additional information to complete the review process. Staff requested the applicant indicate the names of owners of unplatted tracts abutting the proposed preliminary plat area and the names of owners of tracts in excess of two and one-half acres. Staff also requested the applicant indicate the source of title of the landowner on the proposed preliminary plat. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated easements were required for all storm water drainage areas. Staff noted the proposed detention pond must be designed to meet storm water detention ordinance requirements. Staff stated an emergency spillway must be provided that would safely pass the 100-year storm without damage to down stream property. 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 preliminary plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the names of owners of unplatted tracts abutting the proposed preliminary plat area and the names of owners of tracts in excess of two and one-half acres. The applicant has also indicated the source of title of the landowner on the proposed preliminary plat. The applicant proposes the subdivision of this 51 acre site into 149 single-family lots. The applicant has indicated a proposed density of 2.9 units per acre. The proposed density is consistent with single-family development. 4 April 22, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1428 The lots will be developed in two phases with; 89 lots in the first phase and 60 lots in the second phase. The proposed phasing plan is consistent with phasing required by the Subdivision Ordinance. Staff is supportive of the indicated phasing plan. The proposed preliminary plat indicates an average lot size of 75-feet by 120-feet or 9,000 square feet. The ordinance requires a lot be a minimum of 7,000 square feet in area with a minimum lot width of 60-feet. The proposed lots meet or exceed this minimum requirement. The applicant has indicated 5,800 linear feet of new street will be added as a result of the development. The new street will end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant has indicated an emergency gate to allow access to the site if an emergency situation were to arise. Staff is supportive of the proposed roadway design. The roadway is a long street but during previous hearings, the Shady Brook Subdivision did not want new development taking access through their neighborhood. Staff feels the ending of the street with a cul-de-sac will not adversely impact the new subdivision or the Shady Brook Subdivision. To staffs knowledge there are no outstanding issues associated with the proposed request. The proposed request meets all the minimum requirements of the Subdivision Ordinance. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of 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. 5 ITEM NO.: 11 FILE NO.: S-1428 NAME: Deer Lake Subdivision Preliminary Plat LOCATION: on the Northeast corner of David O Dodd Road and 1-430 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. Provide the zoning classification within the proposed plat boundary and of abutting areas shown. 3. Provide the names of owners of all unplattted tracts abutting the plat area and names of owners of platted tracts in excess of 2 '/ acres. 4. Provide the source of title of the landowner on the proposed preliminary plat. 5. Are there any covenants existing or proposed on the land. 6. Provide the average building width for lots located adjacent to cul-de-sacs. Variance/Waivers: A variance to allow an increased lot depth to width ratio for selected lots. Public Works: vub 1. 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. 2. Assuming Mystery Lake is to provide detention, the outlet works for the pond must be designed to meet storm water detention ordinance requirements. An emergency spillway must also be provided that will safely pass the 100-year storm without damage to down stream property. 3. Easements are required for all storm water drainage areas. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501-379-1817 — Derrick Bergfield). 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 pf the Little Rock code. Contact Traffic Engineering at (501-379- 1813 — Steve Philpott) for more information regarding street lights. 6. Widen subdivision entrance to Master Street Plan standard. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Enterqy: No comment received. Center -Point Enerav: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. There is an existing 12-inch and 16-inch water main that crosses this property in an existing 20- foot-wide waterline easement. It appears that this water main will particularly impact proposed Lot 18. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 details. 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. Planning Division: No comment. Landscape: No comment. Revisedplat/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.