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HomeMy WebLinkAboutS-1440-A Staff AnalysisFILE NO.: S-1440-A NAME: Bella Rosa Estates Revised Preliminary Plat LOCATION: Located on the West side of Bella Rosa Drive, South of Snyder Creek 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: CENSUS TRACT NUMBER OF LOTS: 21 R-2, Single-family 19 - Chenal 42.11 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 750 LF 1. A variance to allow the development of lots with private streets. 2. A variance to allow the placement of an eight -foot fence within the required building setback. 3. A variance to allow double frontage lots (Lots 12 and 13). 4. A variance from the Strom Water Detention Ordinance requirement. BACKGROUND: A request was reviewed by the Commission at their July 15, 2004 Public Hearing to allow the subdivision of this site containing 9.4 acres into 19 single-family lots which were to be developed with private streets. The proposed preliminary plat indicated street. improvements to Bella Rosa Drive per the Master Street Plan. The applicant indicated three of the proposed lots would front on Bella Rosa Drive, but take access from a private drive in the rear of the lots. Two of the lots were to take access from Woodall Lane, an existing private drive. The house on proposed Lot 11 was to remain. FILE NO.: S-1440-A (Cont. The applicant indicated an average lot size of 85-feet by 140-feet or 11,900 square feet. The proposed development would add 750 linear feet of new private street. The applicant indicated the development would be a private subdivision with a gated entrance. The proposed preliminary plat indicated a divided entrance with a minimum gate opening of twenty -feet. The proposed preliminary plat indicated a gate along with a turn -around at the keypad to allow for persons not entering the subdivision exit from the development. The developer was approved an eight -foot privacy fence around the entire development similar to that approved for other subdivision in this area. The developer was approved a waiver of the storm water detention requirements for the site. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved preliminary plat to allow the subdivision of 7.9 acres into 19 single-family lots. The developer has purchased additional property to the west and is requesting to increase the size of the lots within the development. The lots will average 120-feet by 150-feet. The subdivision will remain as a gated community and private streets. All lots will be accessed from within the development. The applicant is requesting a variance from the Subdivision Ordinance to allow two of the proposed lots to be developed as double frontage lots. The applicant has indicated sewer and water will be extended to the site. Bella Rosa Drive will be constructed to Master Street Plan standard adjoining the site. The applicant is requesting the previous variances be approved. The applicant is requesting a variance from the Storm Water Detention Ordinance and to be allowed the placement of an eight foot fence around the site. The applicant has indicated the fencing will now be constructed or brick or wrought iron material. 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. 2 FILE NO.: S-1440-A C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. 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. A special grading permit for Flood Hazard Areas will be required in accordance with Section 8-283 prior to construction. 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. Easements are required for all storm water entering and leaving the property. Show drainage easement of Lots 9 and 10 for flow from the adjacent subdivision to the west and the flow across Lot 10. Easements will also be needed for the flow from the south at Lots 4 and 5. 4. Storm water detention ordinance applies to this property. Show the location of the storm water detention basin. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philphott) for more information regarding streetlights. 6. The wrought iron subdivision fence should be located at the top of the bank of Taylor Loop Creek (Snyder Creek). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Any relocation of existing sewer mains will be accomplished at the Developer's expense. 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 the connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered �143 FILE NO.: S-1440-A (Cont. connections off the private fire system. Existing water lines appear to encroach into this property from the west. These lines will need to be abandoned or an easement will need to be provided. 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. A water main extension will be required in order to provide service to this property. Proposed Fire Hydrants will be private. 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. Fire Department: Place fire hydrants per code. Gates must maintain a 20-foot opening. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff briefly described the proposed request indicating the request was reviewed and approved by the Commission at their July 15, 2004 Public Hearing on a smaller scale. Staff stated the developer had acquired additional land to the northwest and the lots had increased in size. Staff noted two additional lots were also proposed. Staff requested the applicant provide additional information on the proposed preliminary plat including the names of recorded subdivisions abutting the plat area and the names of owners of all unplatted tracts abutting the plat area. Staff also questioned the driveway located on the western property line extending from Lucky Lane near proposed Lots 6 and 7. Staff requested the applicant describe how the lots would be accessed after the development of the site. Mr. White stated he would address this with the owner and possible a cross access agreement could be reached and the proposed fence located easterly to not intrude into the drive. Public Works comments were addressed. Staff stated the fence adjacent to the floodway would be required to be placed on the creek bank and not interfere with the water flow. Staff also stated storm water detention would be required. Mr. White stated the previous plat was not required storm water detention. Staff stated if this was the case then this request would not be required storm water detention either. CI FILE NO.: S-1440-A (Cont. Staff did however request drainage easement on Lots 4, 5, 9 and 10. Staff stated the easements were needed to handle the flows from the south and from an adjoining proposed subdivision. 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 plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the names of recorded subdivisions abutting the plat area and the names of owners of all unplatted tracts abutting the plat area. The applicant has also indicated the driveway located on the western property line extending from Lucky Lane near proposed Lots 6 and 7 would be addressed a cross access agreement to not interfere with their existing drive. The applicant is requesting the development of the subdivision with private streets. This would require a variance from the subdivision ordinance to allow the development of private streets, which the Planning Commission may approve if deemed appropriate. Staff is supportive of this request. The applicant is also requesting a variance to allow the placement of an eight - foot fence within the required building setback. The applicant has indicated the fence will be constructed of a solid wall or a wrought iron fence. Staff is supportive of this request. All proposed fencing must be placed outside the limits of the floodway as indicated on the proposed preliminary plat. Staff does not feel the placement of a fence around the perimeter of the subdivision will cause any negative impacts on adjoining properties. The applicant is also requesting a variance from the Strom Water Detention Ordinance requirement. Staff is supportive of this request if easements are in place to transfer storm water to the adjoining creek. The applicant has indicated easements will be provided as requested by staff on Lots 4, 5, 9 and 10 to N7 FILE NO.: S-1440-A (Cont. facilitate water movement through the site. This will also aid the drainage of the adjoining subdivision which was approved at the Commissions July 15, 2004 public hearing. The applicant is also requesting a variance to allow double frontage lots for Lots 12 and 13. The applicant has indicated a 10-foot no vehicular access easement along Bella Rosa Drive as required by the subdivision ordinance. Staff is supportive of the applicant's request for double frontage lots. The applicant has indicated the average lot size to be 120-feet by 150-feet or 18,000 square feet. The applicant has indicated 1660 linear feet of new private - street will be constructed as a part of the development. Staff is supportive of the applicant's requested preliminary plat. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the private subdivision will have minimal to no adverse impact on 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 report. Staff recommends approval of the requested variance to allow the development of lots with private streets. Staff recommends approval of the requested variance to allow the placement of an eight -foot fence or wall within the required building setback. Staff recommends approval of the requested variance to allow double frontage lots (Lots 12 and 13). Staff recommends approval of the requested variance from the Storm Water Detention Ordinance requirement. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented 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 requested variance to allow the development of lots with private streets, the requested variance to allow the placement of an eight -foot fence or wall within the required building setback and around the perimeter of the site, the requested variance to allow double frontage lots (Lots 12 C-9 FILE NO.: S-1440-A (Cont_ and 13) and the requested variance from the Strom Water Detention Ordinance requirement. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 3 �ILE NO.: (5-1440-A) NAME: Bella Rosa Estates Revised Preliminary Plat N_ LOCATION: located on the West side of Bella Rosa Drive, South of Snyder Creek J 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. G 2. Provide the names of recorded subdivisions abutting the plat area. a� 3. Provide the names of owner of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 Y2 acres. 4. Provide a phasing plan, if applicable. 5. Will the developer provide access to the existing homes located on Lucky Lane after the driveway is incorporated into proposed Lots 6 and 7. 6. The indicated fence adjacent to the floodway will need to remain on top of the "creek bank". 7. Relocate the call box to allow the stacking of three automobiles prior to the median break to allow for exits. Variance/Waivers: 1. A variance to allow the de opment of It: private streets. 2. A variance to allow the placement of an eight -foot fence within the required building setback. 3. A variance from the Strom Water Detention Ordinance requirement. Public Works- 1 . A special grading permit for Flood Hazard Areas will be required in accordance with Section 8-283 prior to construction. 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. Easements are required for all storm water entering and leaving the property. Show drainage easement of Lots 9 and 10 for flow from the adjacent subdivision to the west and the flow across Lot 10. Easements will also be needed for the flow from the south at Lots 4 and 5. 4. Storm water detention ordinance applies to this property. Show the location of the storm water detention basin. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philphott) for more information regarding streetlights. 6. The wrought iron subdivision fence should be located at the top of the bank of Taylor Loop Creek (Snyder Creek). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Any relocation of existing sewer mains will be accomplished at the Developer's expense. 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 Cap the size of the connection(s) will apply to this project i n Fire Department: Place fire hydrants per code. Gates must maintain a 20-foot opening. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: 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, August 11, 2004. August 26, 2004 ITEM NO.: 3 NAME: Bella Rosa Estates Revised Preliminary Plat FILE NO.: S-1440-A LOCATION: Located on the West side of Bella Rosa Drive, South of Snyder Creek 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: CENSUS TRACT: NUMBER OF LOTS: 21 R-2, Single-family 19 - Chenal 42.11 VARIAN CESMAIVE RS REQUESTED: NEW STREET: 750 LF 1. A variance to allow the development of lots with private streets. 2. A variance to allow the placement of an eight -foot fence within the required building setback. 3. A variance to allow double frontage lots (Lots 12 and 13). 4. A variance from the Strom Water Detention Ordinance requirement. BACKGROUND: A request was reviewed by the Commission at their July 15, 2004 Public Hearing to allow the subdivision of this site containing 9.4 acres into 19 single-family lots which were to be developed with private streets. The proposed preliminary plat indicated street improvements to Bella Rosa Drive per the Master Street Plan. The applicant indicated three of the proposed lots would front on Bella Rosa Drive, but take access from a private drive in the rear of the lots. Two of the lots were to take access from Woodall Lane, an existing private drive. The house on proposed Lot 11 was to remain. August 26, 2004 SUBDIVISION ITEM NO.: 3 FILE NO.: S-1440-A The applicant indicated an average lot size of 85-feet by 140-feet or 11,900 square feet. The proposed development would add 750 linear feet of new private street. The applicant indicated the development would be a private subdivision with a gated entrance. The proposed preliminary plat indicated a divided entrance with a minimum gate opening of twenty -feet. The proposed preliminary plat indicated a gate along with a turn -around at the keypad to allow for persons not entering the subdivision exit from the development. The developer was approved an eight -foot privacy fence around the entire development similar to that approved for other subdivision in this area. The developer was approved a waiver of the storm water detention requirements for the site. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved preliminary plat to allow the subdivision of 7.9 acres into 19 single-family lots. The developer has purchased additional property to the west and is requesting to increase the size of the lots within the development. The lots will average 120-feet by 150-feet. The subdivision will remain as a gated community and private streets. All lots will be accessed from within the development. The applicant is requesting a variance from the Subdivision Ordinance to allow two of the proposed lots to be developed as double frontage lots. The applicant has indicated sewer and water will be extended to the site. Bella Rosa Drive will be constructed to Master Street Plan standard adjoining the site. The applicant is requesting the previous variances be approved. The applicant is requesting a variance from the Storm Water Detention Ordinance and to be allowed the placement of an eight foot fence around the site. The applicant has indicated the fencing will now be constructed or brick or wrought iron material. 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. 2 August 26, 2004 SUBDIVISION ITEM NO.: 3 Cont. C. NEIGHBORHOOD COMMENTS: FILE NO.: S-1440-A As of this writing, staff has not received any comment from area residents. 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. A special grading permit for Flood Hazard Areas will be required in accordance with Section 8-283 prior to construction. 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. Easements are required for all storm water entering and leaving the property. Show drainage easement of Lots 9 and 10 for flow from the adjacent subdivision to the west and the flow across Lot 10. Easements will also be needed for the flow from the south at Lots 4 and 5. 4. Storm water detention ordinance applies to this property. Show the location of the storm water detention basin. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philphott) for more information regarding streetlights. 6. The wrought iron subdivision fence should be located at the top of the bank of Taylor Loop Creek (Snyder Creek). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Any relocation of existing sewer mains will be accomplished at the Developer's expense. 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 3 August 26, 2004 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1440-A F G. the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Existing water lines appear to encroach into this property from the west. These lines will need to be abandoned or an easement will need to be provided. 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. A water main extension will be required in order to provide service to this property. Proposed Fire Hydrants will be private. 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. Fire Department: Place fire hydrants per code. Gates must maintain a 20-foot opening. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. ISSUES/TECHNICAUDESIGN: Planninq Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff briefly described the proposed request indicating the request was reviewed and approved by the Commission at their July 15, 2004 Public Hearing on a smaller scale. Staff stated the developer had acquired additional land to the northwest and the lots had increased in size. Staff noted two additional lots were also proposed. Staff requested the applicant provide additional information on the proposed preliminary plat including the names of recorded subdivisions abutting the plat area and the names of owners of all unplatted tracts abutting the plat area. Staff also questioned the driveway located on the western property line extending from Lucky Lane near proposed Lots 6 and 7. Staff requested the applicant describe how the lots would be accessed after the development of the site. Mr. White stated he would address this with the owner and possible a cross access agreement could be reached and the proposed fence located easterly to not intrude into the drive. 4 August 26, 2004 UBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1440-A Public Works comments were addressed. Staff stated the fence adjacent to the floodway would be required to be placed on the creek bank and not interfere with the water flow. Staff also stated storm water detention would be required. Mr. White stated the previous plat was not required storm water detention. Staff stated if this was the case then this request would not be required storm water detention either. Staff did however request drainage easement on Lots 4, 5, 9 and 10. Staff stated the easements were needed to handle the flows from the south and from an adjoining proposed subdivision. 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 plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the names of recorded subdivisions abutting the plat area and the names of owners of all unplatted tracts abutting the plat area. The applicant has also indicated the driveway located on the western property line extending from Lucky Lane near proposed Lots 6 and 7 would be addressed a cross access agreement to not interfere with their existing drive. The applicant is requesting the development of the subdivision with private streets. This would require a variance from the subdivision ordinance to allow the development of private streets, which the Planning Commission may approve if deemed appropriate. Staff is supportive of this request. The applicant is also requesting a variance to allow the placement of an eight - foot fence within the required building setback. The applicant has indicated the fence will be constructed of a solid wall or a wrought iron fence. Staff is supportive of this request. All proposed fencing must be placed outside the limits of the floodway as indicated on the proposed preliminary plat. Staff does not feel the placement of a fence around the perimeter of the subdivision will cause any negative impacts on adjoining properties. The applicant is also requesting a variance from the Strom Water Detention Ordinance requirement. Staff is supportive of this request if easements are in place to transfer storm water to the adjoining creek. The applicant has indicated easements will be provided as requested by staff on Lots 4, 5, 9 and 10 to 5 August 26, 2004 SUBDIVISION ITEM NO.: _a__(Cont.)_ FILE NO.: S-1440A facilitate water movement through the site. This will also aid the drainage of the adjoining subdivision which was approved at the Commissions July 15, 2004 public hearing. The applicant is also requesting a variance to allow double frontage lots for Lots 12 and 13. The applicant has indicated a 10-foot no vehicular access easement along Bella Rosa Drive as required by the subdivision ordinance. Staff is supportive of the applicant's request for double frontage lots. The applicant has indicated the average lot size to be 120-feet by 150-feet or 18,000 square feet. The applicant has indicated 1660 linear feet of new private - street will be constructed as a part of the development. Staff is supportive of the applicant's requested preliminary plat. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the private subdivision will have minimal to no adverse impact on 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 report. Staff recommends approval of the requested variance to allow the development of lots with private streets. Staff recommends approval of the requested variance to allow the placement of an eight -foot fence or wall within the required building setback. Staff recommends approval of the requested variance to allow double frontage lots (Lots 12 and 13). Staff recommends approval of the requested variance from the Storm Water Detention Ordinance requirement. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented 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 requested variance to allow the development of lots with private streets, the requested variance to allow the 9 August 26, 2004 SUBDIVISION ITEM NO.: 3 (Cont. a19ait[61 M0• � 01FV placement of an eight -foot fence or wall within the required building setback and around the perimeter of the site, the requested variance to allow double frontage lots (Lots 12 and 13) and the requested variance from the Strom Water Detention Ordinance requirement. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7