Loading...
HomeMy WebLinkAboutS-1428-A Staff AnalysisJuly 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A proposed as a Conditional Use Permit and were approved as a separate item (File No. Z-7473) at the Commission's October 2003, Public Hearing. On April 22, 2004, the Planning Commission approved a request for the subdivision of this 51 acre site into 149 single-family lots. The lots would be developed in two phases; with 89 lots in the first phase and 60 lots in the second phase. The proposed preliminary plat indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant indicated 5,800 linear feet of new street would be added as a result of the development. The new street would end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant indicated an emergency gate at Shady Brook to allow access to the site if an emergency situation were to arise. The proposed subdivision included a series of trails around the proposed lake area to allow access of the subdivision residents to the lake area. The proposed subdivision also included the development of tot lots and green space within the proposed development. A. PROPOSAL/REQUEST: The applicant now proposes to revise the previously approved preliminary plat to add additional land area to the proposed plat. The applicant has purchased an additional acre of property located along David O Dodd Road and to the west of the subdivision entrance. The applicant has indicated the additional land area allows them to rework the entrance to the subdivision. The applicant has indicated the development of 156 single-family lots in three phases. The applicant has indicated a 35-foot building line on the two lots abutting David O Dodd Road as required by the Subdivision Ordinance. The applicant has indicated there is no change to the rear of the proposed subdivision and the previous phasing plan remains. The previously indicated playground areas, walking trails and water amenities around the existing lake will remain as were previously proposed and approved. 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 been issued a permit for reconstruction of the levee of the pond. 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 O 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. 2 July 7, 2005 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1428-A C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The only change in the plat is with the lot and street configuration near the entrance. All other previous comments on the plat apply. 2. 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. 3. 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. 4. Easements are required for all storm water drainage areas. 5. 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). 6. 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 streetlight requirements. 7. Widen subdivision entrance to Master Street Plan standards. 8. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 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 information. Entergy: No comment received. Center -Point Enemy: Approved as submitted. SBC: No comment received. 3 July 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A 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 being the south 20 feet of NE 1/4 NE 114, Section 28, T-1-N, R-13 W. It appears that this water main will impact several proposed lots. 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: _ (June 16, 2005) 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 to add additional land area near the entrance of subdivision. Staff stated the rear of the subdivision would remain as was previously approved. 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 4 July 7, 2005 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1428-A 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 plat to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicted the names of owners of unplatted tracts abutting the proposed 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 in the general notes section of the proposed preliminary plat. Staff is supportive of the proposed subdivision. The applicant has indicated lot development standards complying with the minimum standards of the Subdivision Ordinance. The applicant has indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The development of this 52 acre tract as proposed would result in a density of 2.98 units per acre. The proposed revision to the previously approved preliminary plat allows the addition of approximately one acre to the overall development area. The additional acre will allow for a redesign of the entrance to the subdivision, which will in -turn allow for lots to more fully comply with the Subdivision Ordinance with regard to lot depth to width ratios. The applicant has indicated a 35-foot building line for the two lots abutting David O Dodd Road as required by the Subdivision Ordinance. To staff knowledge, there are no outstanding issues associated with the proposed request. Staff feels if the proposed lots are developed as indicated they should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. 19 July 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A ITEM NO.: 5 FILE NO.: S-1428-A NAME: Waters Edge Estates Preliminary Plat LOCATION: located North of David O' Dodd Road, East of 1-430 Planning Staff Comments, �` �''ti,�'�' 1. Provide notification of abutting property 0 ners of the site, co plete with tfi� certified abstract list, notice form with affidavit executed and proof of mailing. \�� 2. Provide the source of title of the landowner in the general notes section of thdr proposed preliminary plat. �0 3. Provide the names of owners of all unplatted tracts abutting the plat area and 1 �~ names of owners of platted tracts in excess of 2 /acres. 4. Provide a 35-foot building line adjacent to David O Dodd Road, a minor arterial3 roadway per the City of Little Rock's Master Street Plan, (Section 31-256(2)) or request a variance. 5. Provide the average width of indicated lots adjacent to cul-de-sac streets to ensure I�,�k compliance with the required lot depth to width ratio of the Subdivision Ordinance (Section 31-232(b)). Indicated Lots 5, 82, 97 and 98 do not appear to comply with lclk_,�_ the minimum lot width requirement of the Subdivision Ordinance. Xjc� �Q a L�r Variance • aivers: Noye requested. Public Works Conditions: 1. The only change in the plat is with the lot and street configuration near the entrance. All other previous comments on the plat apply: 2. 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. 3. 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. 4. Easements are required for all storm water drainage areas. 5. 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). 6. 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 streetlight requirements. 7. Widen subdivision entrance to Master Street Plan standards. 8. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 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 information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. 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 being the south 20 feet of NE 1/4 NE 1/4, Section 28, T-1-N, R-13-W. It appears that this water main will impact several proposed lots. 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. 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, June 22, 2005.