HomeMy WebLinkAboutS-1454-A Staff AnalysisII=1Ji1►[61�7
NAME: Whispering Hills Phase II Revised Preliminary Plat
LOCATION: South of Alexander Road, East of Whispering Drive
Pianninq Staff Comments:
S-1454-A
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. The
notice must be mailed no later than February 1, 2006. The Office of Planning and
Development must receive the proof of notice no later than February 8, 2006.
2. Provide the average lot width for the indicated cul-de-sac lots. The lot width is
measured from the building line except in cases where lots abut a cul-de-sac in
these instances the average lot width is used. (Section 31-232(b))
3. Indicated Lot 1 will require a lot depth to width ration variances. Please request this
variance or redesign the lot to no longer require a variance. (Section 31-232(b))
4. Provide the buildable area for indicated Lot 5.
5. Label the indicated detention as a Tract.
6. Remove the side and rear yard setback indicated on the plat or label the areas as
easements if this is the intent.
7. Provide the source of title in the general notes section of the proposed plat.
8. Provide the limits of the flood plain /floodway, the storm drainage plan and the storm
drainage analysis on the proposed plat.
9. Provide a phasing plan in the general notes section of the proposed plat.
10.The previous approval did not allow construction traffic to enter the neighborhood.
Provide the intent for construction traffic during development of the new homes.
11. The previous approval allow for the placement of a six foot wood fence along the
western perimeter of the site. Will there be a fence placed in this area as a condition
of the current request? If so indicate on the site plan.
Variance/Waivers-
Public Works Conditions:
1. Alexander Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Storm water detention ordinance applies to this property. The area reserved for
storm water detention is fairly small, odd shaped area. Provide additional details
of construction.
3. 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.
4. A standard street width of 26 feet measured back of curb to back of curb is
required.
5. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to the street including 5-foot
sidewalk with planned development.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main existing on site. The Developer of the project must establish
sewer service for each lot. Contact Little Rock Wastewater at 688-1414 for additional
information.
Entergy: No comment received.
Center -Point 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 water main extension will be required in
order to provide service to this property. 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: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
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 plat (to include the
additional information as noted above) to staff on Wednesday, February 1, 2006.
March 2, 2006
ITEM NO.: D
NAME: Whispering Hills Phase II Revised Preliminary Plat
LOCATION: South of Alexander Road, East of Whispering Drive
DEVELOPER-
P.E. Investments, LLC
2212 South Broadway
Little Rock, AR 72202
ENGINEER:
ETC Engineers
1510 South Broadway
Little Rock, AR 72202
AREA: 5.09 acres
CURRENT ZONING
PLANNING DISTRICT:
CENSUS TRACT
NUMBER OF LOTS: 10
FILE NO.: S-1454-A
FT. NEW STREET: 450 L.F.
16 — Otter Creek Planning District
41.04
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,271 at their February 1,
2005, public hearing. The ordinance allowed the creation of fifteen lots of single-family
residential housing with a minimum lot size of 7,000 square feet. The average lot size
proposed was 8,900 square feet with a density of 3.14 units per acre. The applicant
indicated the development would be constructed in two phases with Lots 1 — 3 and Lots
8 — 15 developed in the first phase. Lots 4 — 7 would be developed in the second
phase.
A variance to allow a reduced front building line of 15-feet was approved for Lots 1 —15
and a reduced rear yard setback of 15-feet was also approved. A six foot wood fence
was required along the western perimeter of the site and all construction traffic was to
take access from Alexander Road and not utilize the existing City street, Whispering
Hills.
March 2, 2006
ITEM NO.: ❑ (Cont.) _ FILE NO.: 5-1454-A
The following list the conditions applied to the development to receive final Board of
Directors approval:
• That the final engineering plans be reviewed with the neighborhood prior to a
grading permit being issued.
• That the developer install a 60-inch pipe northwesterly along the
northeasterly property line from the broken levee for the pond on adjacent
property to Alexander Road.
• That the developer install a concrete junction box on both ends of the pipe.
® That the developer construct a "V" ditch along the west property line from
Whispering Hills Drive to Alexander Road. The purpose of the ditch is to
divert the run-off from Whispering Hills Phase 1 off of Whispering Hills
Phase 2.
• That the developer place all detention in underground pipes.
• That the connection with Whispering Drive not be opened until completion of
the last home in the Whispering Hills Phase II Subdivision.
• That all homes be constructed with a minimum roof pitch of 10/12.
That the minimum heated and cooled square footage of the homes in the
subdivision be set at 1550 square feet.
• That all homes have a concrete driveway extending the length of the front
yard from the street to the garage structure.
That all homes be constructed with an attached garage containing a minimum
of 399 square feet.
• That the homes be constructed with brick fronts and brick wrapping around
each side approximately two (2) feet.
■ That all lots be sodded in the front yard, side yard and a minimum of fifteen
feet from the structure in the rear yard.
Q That a six foot fence be installed on the western boundary of the proposed
subdivision, adjacent to the Lots 10 — 15 of the Whispering Hills Subdivision.
The fence is to be constructed in "good neighbor" fashion; with the face side
directed outward.
A. PROPOSAUREQUEST:
The applicant is now requesting the revocation of the current PD-R zoning (Item
E — File No. Z-7773) and a revision to the previously approved preliminary plat.
The applicant has indicated the development of 5.09 acres with ten (10) single-
family residential lots. The average lot size proposed is 19,500 square feet with
the minimum lot size proposed as 13,850 square feet. All the indicated lots are
proposed with a 25-foot front yard building line and a 25-foot rear yard setback.
The proposal includes the extension of Whispering Drive 450 linear feet
terminating in a cul-de-sac. Tract 1 contains 8,070 square feet and Tract 2 has
been indicated with 6,000 square feet. Each Tract has been indicated as storm
water detention.
K
March 2, 2006
ITEM NO.: D (Cont.) FILE NO.: S-1454-A
FU
C.
0
E
EXISTING CONDITIONS:
The site is a vacant tree covered site located south of Alexander Road. Current
access to the site is from Whispering Drive which is a narrow substandard street.
There is a pond located to the east of the site on an adjoining parcel. To the
west of the site is a single-family neighborhood, Whispering Hills Subdivision
Phase I. To the south of the site is vacant R-2, Single-family zoned property.
North of the site has developed with single-family homes located on large lots
accessed by Alexander Road.
NEIGHBORHOOD COMME
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed development and the proposed minimum
square footages of the new homes. Staff has indicated this is not a question
typically requested of the applicant since the request is a preliminary plat. Staff
has noted the indicated lot sizes exceed minimum ordinance requirements. All
abutting property owners, the Southwest Little Rock United for Progress and the
Alexander Road Neighborhood Association were notified of the public hearing.
ENGINEERING COMMENTS:
Public Works Conditions:
1. Alexander Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Storm water detention ordinance applies to this property. The area
reserved for storm water detention is fairly small, odd shaped area.
Provide additional details of construction.
3. 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.
4. A standard street width of 26 feet measured back of curb to back of curb is
required.
5. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to the street
including 5-foot sidewalk with the planned development.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main existing o
n
3
March 2, 2006
ITEM NO.: D Cont. FILE NO.: S-1454-A
Entergy: No comment received.
Center -Point 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 water main extension will
be required in order to provide service to this property. 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: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAUDESIGN:
Plan ning_Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating the request was previously
approved as a PD-R to allow the construction of 15-single-family homes. Staff
stated as a separate item on the agenda the developer was requesting a
revocation of the PD-R zoning and the restoration of the previously held R-2,
Single-family zoning classification. Staff stated there were additional items
necessary to complete the plat review process. Staff requested the applicant
provide the average lot width for the indicated cul-de-sac lots. Staff noted the lot
width was measured from the building line except in cases where lots abutted a
cul-de-sac in which case the average lot width was used. Staff also requested
the developer remove the indicated side and rear yard setbacks. Staff stated in
these areas the zoning ordinance setbacks would apply unless a reduced
setback was being requested.
Staff questioned if any of the conditions of the previous approval would apply to
the proposed development. The applicant indicated he did not feel the
developer was willing to commit to any additional requirements other than those
required by the ordinance.
0
March 2, 2006
ITEM NO.: D _(Cont.) FILE NO.: S-1454-A
Public Works comments were addressed. Staff stated Alexander Road was
classified on the Master Street Plan as a minor arterial. Staff stated dedication
of right-of-way would be required. Staff also stated the storm water detention
ordinance would apply to the proposed development.
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 January 26, 2006, Subdivision Committee meeting. The
applicant has indicated side and rear yard easements and a 25-foot front
building line adjacent to Whispering Hills and a 35-foot building line adjacent to
Alexander Road. The revised site plan indicates dedication of right-of-way along
Alexander Road and Whispering Drive per Master Street Plan requirement.
The applicant is proposing the subdivision of 5.09 acres into 10 single-family lots
resulting in a density of 1.96 units per acre. The average lot size proposed is
19,500 square feet and the minimum lot size proposed is 13,850 square feet;
both more than adequate to meet the minimum requirements of the Subdivision
Ordinance. The site plan also indicates the construction of Alexander Road and
Whispering Drive complete with curb, gutter and sidewalk per current Master
Street Plan standard.
The proposed preliminaryplat indicates two locations for detention. Tract 1 has
been indicated with 8,070 square feet and Tract 2 has been indicated with 6,000
square feet. The plat indicates the current drainage calculations and a note
stating the post development flows will not exceed the predevelopment flows.
The applicant has stated prior to a grading permit being issued detailed drainage
plans will be provided to staff.
The applicant has indicated the previous conditions of the PD-R zoning do not
apply to this proposed development. The applicant has indicated compliance
with the City's Subdivision Ordinance will be adhered to for the development of
the- proposed lots.
Staff is supportive of the request. The applicant is proposing the extension of
Whispering Hills to serve nine (9) of the proposed lots and one (1) of the
indicated lots will take access from Alexander Road. The proposed lots sizes
are more than adequate to meet the minimum requirements of the Subdivision
Ordinance. To staffs knowledge there are no outstanding issues associated
5
March 2, 2006
ITEM NO.: ❑ (Cont.) FILE NO.: S-1454-A
with the proposed request. No variances from the Subdivision Ordinance are
being requested.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E and F of the above
agenda staff report.
PLANNING COMMISSION ACTION:
(FEBRUARY 16, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff stated the applicant had failed to notify property owners as
required by the Commission's By-laws. Staff presented a recommendation the item be
deferred to the March 2, 2006, public hearing.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION:
(MARCH 2, 2006)
The owner's representative was present representing the request. There were
registered objectors present. The proposed preliminary plat (Item D — File No. S-1454-
A) and the proposed revocation request (Item E — File No. Z-7773) were discussed
simultaneously.
Staff presented the revocation request with a recommendation of approval. Staff stated
per Section 36-454(d) the owner may for cause request the repeal of the -ordinance
establishing the development. Staff stated the owner had indicated the development
would not be constructed on the site as proposed due to economic constraints of the
previously approve site plan.
Staff presented the preliminary plat request also with a recommendation of approval.
Staff stated the proposed preliminary plat fully complied with the minimum requirements
of the Subdivision Ordinance for properties zoned R-2, Single-family.
Mr. Homer Ellis stated he lived adjacent to the site at 13507 Alexander Road. He
stated he was encourage the developer was proposing the construction of ten (10)
single-family homes and not the original fourteen (14) homes. He stated the current
development was more in keeping with the existing development pattern in the area.
He stated his concern was drainage and water run-off from the site. He stated he
would prefer a ditch with culvert rather than open drainage. He stated the ditch would
A
March 2, 2006
ITEM NO.: D
FILE NO.: S-14
overflow and create a lake on the adjoining property. He stated with the placement of
coverage drainage this would channel the water and was less likely to create washing
and flooding.
Mr. Harold Williams addressed the Commission in opposition of the request. He stated
the original proposal allow for the placement of a six foot fence along his property line
and the applicant's development. He questioned if the developer was willing to commit
to the placement of a fence in this area as a part of the current plat approval. He also
question if Whispering Drive was damaged who would be responsible for repair.
The owner's representative stated there was not a ditch located along the western
boundary of the site. He stated the ditch would be placed along the eastern perimeter
following the existing drainage pattern in the area. He stated the developer would not
utilize Whispering Drive for construction traffic of the infrastructure of the proposed
subdivision. He stated all construction traffic would access the site from Alexander
Road. He stated once the lots were sold -the builders would utilize Whispering Drive for
the new home construction. He stated he could not commit to the placement of a fence
along the western perimeter of the site. He stated the developer was proposing the
development of the site following the City's Subdivision Ordinance which did not require
the placement of fencing between single-family subdivisions.
There was a general discussion between the Commission and staff concerning the road
and who would be responsible if the road was damaged during construction. The
Commission also questioned staff as to the proposed drainage and the -capability of the
proposed drainage system to carry the water. Staff stated the road would be video
taped as to the current condition and if the road was damaged by construction traffic
the developer would be responsible for repair. Staff stated if the damage could not be
linked to the developer then the City would be responsible for repairs.
Staff stated the design of the drainage would be reviewed in detail prior to construction.
Staff stated the ditch on the end of the cul-de-sac would require piping if located within
the front building setback. Staff stated there were two areas identified as detention on
the proposed preliminary plat. Staff stated these detention areas would be flat bottoms
with gently sloping sides. Staff stated typically the homeowners were responsible for
up -keep of the detention areas. Staff stated in some cases the City would take over
detention areas for maintenance.
There was no further discussion of the items. The Chair entertained a motion for
approval of the revocation request as presented. The motion carried by a vote of
8 ayes, 0 no, 1 absent and 2 recusals (Mizan Rahman and Troy Laha).
The Chair entertained a separate motion for approval of the preliminary plat request as
presented. The motion carried by a vote of 7 ayes, 1 no, 1 absent and 2 recusals
(Mizan Rahman and Troy Laha).
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