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HomeMy WebLinkAboutS-1440 Staff Analysis1)C.C\_ WODAt'� � ITEM NO.. 8iG,L- FILE NO.. S-1440 NAME: Bella Rosa Subdivision Preliminary Plat LOCATION: on the Southwest corner of Snyder Creek and Bella Rosa Drive 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. If Tracts 2A, 2B and Tract 3 are previously recorded tracts remove these tracts from the proposed preliminary plat. 3. Tract A is indicated as open space on the proposed preliminary plat. The area currently serves as a private driveway for homes located along the drive. The tract also contains existing easements. Variance/Waivers: The development of the subdivision with private streets, a variance to allow an 8-foot tall privacy fence around the proposed development, a variance to allow the development of lots without public street frontage and a variance from the storm water detention ordinance requirement. _Public Works: ��"( 1. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808 for additional information. Wilson Cove must be renamed. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to any construction. ., 3. In accordance with Section 31-176, floodway areas must be shown as floodway ��. easement or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. ]t 4. The keypad entrance island must be located at least 3 car lengths off right-of-way of Bella Rosa Drive. Contact Traffic Engineering, Nat Banihatti (501) 379-1818 pertaining to gate design and street width. 5. Tract A should be shown as a private access and utility easement. �p 6. Public Works cannot provide waste collection service on the private drive access `�• easement as now designed. Street must be 24-feet wide and a standard 80-foot tee e ,��provided for a turn -around. A turn around must be provided at the end of the access ��G easement. 7. Lots 10 and 11 should take access from a street that meets standard, rather than �IL from Woodall Lane. 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. CJILG1.,L", JA�1,1 9. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 10. Storm water detention ordinance applies to this property. Show the location of the storm water detention basin. 11. Easements are required for all storm water entering and leaving the property. 12. 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 addition information regarding street light requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for all lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Enerav: No comment received. 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 the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. Fire Department access to Lots 18 and 19 may be unacceptable. 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 992-2434 for additional information. Fire_ Department: Additional fire hydrants may be needed. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised platlpian: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 30, 2004. July 15, 2004 ITEM NO.: 8 FILE NO.: S-1440 NAME: Bella Rosa Estates Subdivision Preliminary Plat LOCATION: on the Southwest corner of Snyder Creek and Bella Rosa Drive DEVELOPER: Clint Wilson 11101 Rodney Parham Road Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 9.39 acres CURRENT ZONING: PLANNING DISTRICT: ENSUS TRACT NUMBER OF LOTS: 19 R-2, Single-family 19 - Chenal 42.11 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 750 LF 1. A variance to allow the development of the subdivision with private streets. 2. A variance to allow an eight -foot tall privacy fence around the proposed development. 3. A variance from the Storm Water Detention Ordinance requirements. A. PROPOSAUREQUEST: The property contains 9.4 acres and is located south of Cantrell Road and West of Bella Rosa Drive. The property is proposed to be subdivided into 19 single- family lots and developed with private streets. The proposed preliminary plat indicates street improvements will be constructed to Bella Rosa Drive per the Master Street Plan. The applicant has indicated three of the proposed lots will front on Bella Rosa Drive, but take access from a private drive in the rear of the lots. July 15, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1440 The applicant has indicated an average lot size of 85-feet by 140-feet or 11,900 square feet. The proposed development will add 750 linear feet of new private street. The applicant has indicated the development will be a private subdivision with a gated entrance. The proposed preliminary plat indicates a divided entrance with a minimum gate opening of twenty -feet. The proposed preliminary plat indicates a gate along with a turn -around at the key pad to allow for persons not entering the subdivision to exit the development. The— developer is requesting an eight -foot privacy fence along the eastern, southern and western perimeters similar to that approved for other subdivisions in this area. The developer would like to request a waiver of the storm water detention requirements for the site. The property fronts on Snyder Creek, which has mapped floodway and floodplain adjacent to this property. B. EXISTING CONDITIONS: The site is vacant and tree covered with a large creek located along the northern boundary. There are single-family homes located to the east and south of the site along Bella Rosa Drive. To the north of the site is a vacant tract zoned PCD recently approved for an office -warehouse development. To the west of the site are single-family homes located along Forest Lane, Woodall Lane and Lucky Lane all private drive. Bella Rosa is a narrow roadway with open ditches for drainage. As stated Forest Lane is a private drive and is unimproved with large potholes and chipped asphalt. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident indicating support. All abutting property owners, the Westchester/Heatherbrae Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808 for additional information. Wilson Cove must be renamed. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to any construction. K r July 15, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1440 3. In accordance with Section 31-176, floodway areas must be shown as floodway easement or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 4. The keypad entrance island must be located at least 3 car lengths off right-of- way of Bella Rosa Drive. Contact Traffic Engineering, Nat Banihatti (501) 379-1818 pertaining to gate design and street width. 5. Tract A should be shown as a private access and utility easement. 6. Public Works cannot provide waste collection service on the private drive access easement as now designed. Street must be 24-feet wide and a standard 80-foot tee provided for a turn -around. A turn around must be provided at the end of the access easement. 7. 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. 8. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 9. Storm water detention ordinance applies to this property. Show the location of the storm water detention basin. 10. Easements are required for all storm water entering and leaving the property. 11. 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 addition information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for all lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : Approved as submitted. Center -Point Energy: No comment received. 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 the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. Fire Department access to Lots 18 and 19 may be unacceptable. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate 3 July 15, 2004 SUBDIVISION Ii•I��:�[K:riTi� pressure and fire protection. additional information. FILE NO.: S-1440 Contact Central Arkansas Water at 992-2438 for Fire Department: Additional fire hydrants may be needed. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed application indicating there were additional items necessary to compete the review process. Staff requested Mr. White remove proposed Tracts 2A, 2B and Tract 3 if they were previously recorded tracts. Staff also indicated Tract "A" was shown as an open space tract. Staff stated the Tract served as a private drive to residences and there was an existing easement located within the Tract and the Tract could not function as open space. Staff stated the plan indicated a floodway dedication but not the twenty-five foot easement required. Staff requested the applicant indicate the required easement adjacent to the floodway. Staff stated the indicated driveway was not sufficient to provide garbage collection. Mr. White stated the driveway width was similar to alley standards. Staff stated the truck could not turn -around with the indicated driveway configuration. Mr. White stated he would review the design and work with staff to resolve any outstanding issues. Staff also requested the applicant provide additional information concerning the proposed drainage and detention plan. Staff noted the indicated keypad did not allow sufficient stacking space at the proposed gate location. 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. 4 July 15, 2004 SUBDIVISION ITEM NO.: 8 H. ANALYSIS: FILE NO.: S-1440 The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated Tract A will be dedicated to property owners located to the south which have been using the area as a private drive. Tracts 2A, 2B and 3 have been removed from the proposed preliminary plat since they are Tracts which have been in existence for more than ten years. The applicant has indicated the floodway will be dedicated to the City and the applicant has also indicated a twenty-five foot easement adjacent to the floodway as required by city ordinance. The applicant is requesting a variance from the Storm Water Detention Ordinance. The applicant has indicated all storm water will be channeled to the creek. Staff is supportive of the applicant's request. Staff does not feel storm water detention critical to the site since the water can be channeled to the creek and have minimal to no impact on adjoining properties. The applicant is requesting the proposed 18 foot private drive along the rear of Lots 15 — 18 be maintained. The applicant has indicated the drive will be extended to connect to the proposed cul-de-sac (Bella Rosa Cove) to allow access for garbage collection and fire protection. Staff is supportive of this request. The applicant has not allowed sufficient space for stacking of three automobiles at the keypad entrance. Staff recommends the applicant relocate the keypad and gates further west to allow for a minimum of sixty feet and sufficient area for the stacking of three automobiles waiting to enter the subdivision. The applicant is requesting a variance to allow the development of the subdivision with private streets. The applicant has indicated streets will be developed to Master Street Plan standard for residential streets. The applicant has also indicated street improvements will be installed to Bella Rosa Drive per the current Master Street Plan standard. Staff is supportive of this request. The applicant has also requested a variance to allow the placement of afigW_� foot fence around the proposed subdivision. The applicant has indicated a wrought iron fence will be placed along Bella Rosa Drive and an opaque screen will be placed around the southern and western perimeters. A four foot wrought iron fence is proposed adjacent to the creek along the northern perimeter outside the twenty-five foot floodway easement. Staff is supportive of the proposed preliminary plat. The applicant has indicated an average lot size of 85 feet by 140 feet or 11,900 square feet. The indicated lot sizes are adequate to meet the typical minimum required lot sizes per the 5 July 15, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1440 Subdivision Ordinance. The applicant has redesigned the proposed streets to minimized staffs concerns with garbage collection and fire truck access. 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. Staff recommends approval of the applicant's request to allow the development of the subdivision with private streets. Staff recommends approval of the requested variance to allow an eight foot fence to be located on the eastern, southern and western perimeters of the site. Staff recommends approval of the requested variance from the Storm Water Detention Ordinance requirement. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates was present. 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. Staff also presented a recommendation of approval of the applicant's request to allow the development..of the subdivision with private streets, the requested variance to allow an eight -foot fence to be located on the eastern, southern and western perimeters of the site stating all fencing must be located outside the floodway and the requested variance from the Storm Water Detention Ordinance requirement. Staff stated a twenty-five foot floodway easement was required in all locations including Lot 14. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0