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HomeMy WebLinkAboutS-1487 Staff AnalysisMay 26, 2005 ITEM NO.: 4 FILE NO.: S-1487 NAME: The Ridge Estates Subdivision Preliminary Plat LOCATION: Located North of Pleasant Hill Road and West of Vimy Ridge Road DEVELOPER: Property Development Group P.O. Box 891 Bryant, AR 72089 ENGINEER: Laha Engineering 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 59 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 198 R-2, Single-family 16 — Otter Creek 41.04 Variance/Waivers: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 8500 LF The applicant is proposing the subdivision of 59 acres into 198 single-family lots resulting in a density of 3.3 units per acre. The applicant has indicated a minimum lot size of 7,000 square feet and 8,500 linear feet of new street. The applicant has indicated a tract along Vimy Ridge Road and Pleasant Hill Road to be maintained by the Property Owners Association to allow for buffering of the subdivision from the adjoining roadways. The applicant has indicated a 25-foot platted building line along the front yard and has indicated side yard and rear yards will meet the minimum ordinance requirement. Please see the Staff Analysis section of this report for additional details concerning the proposed request. May 26, 2005 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.- S-1487 B. EXISTING CONDITIONS: The site is a vacant tree covered tract located on the west side of Vimy Ridge Road. North of the site the uses included residential, commercial and industrial. The area to the west of the site is vacant and was previously cleared of trees. The Quail Run Subdivision is located south of the site on Pleasant Hill Road. There is an approved POD located on Pleasant Hill Road to the southwest of the site for a utility contractor's office. There is a vacant MF-6 zoned property located on the southwest corner of Pleasant Hill Road and Vimy Ridge Road. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Alexander Road Neighborhood Association, the Quail Run Neighborhood Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Vimy Ridge 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. Pleasant Hill Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. 3. With the subdivision construction plans, provide design of these streets conforming to master street plan standard. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. 4. A 20-foot radial dedication of right-of-way is required at the intersection of these streets. 5. 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. 6. Storm water detention ordinance applies to this property. Locations are shown on the plans. 7. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 8. The minimum centerline radius of 150-feet for standard residential streets must be provided. 9. Long, straight street lengths encourage speeding. Street layout should provide for traffic claming measures to slow residential traffic. Contact Bill Henry at (501) 379-1816. 2 May 26, 2005 SUBDIVISION ITEM NO.: 4 (Cont. E. F. G. FILE NO.: S-1487 10. Provide easements along lot lines as needed for storm water conveyance. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, to serve all lots. No detention facilities may be constructed over or near existing sewer mains unless they are relocated. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Energy: Approved as submitted. 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 and additional fire hydrant(s) 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Troy Laha was present representing the application request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff indicated a variance was being requested to allow double frontage lots. Mr. Laha stated his owners had since reconsidered the layout of the proposed subdivision and were now proposing the placement of a tract adjacent to the roadways to act as a buffer between the new homes and the adjoining roadways. Mr. Laha stated the owners were also proposing large areas of open space to serve as both common areas and 3 May 26, 2005 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-1487 detention. He stated the detention areas would only be wet during periods of heavy rainfall, which would allow for recreational space at all other times. Public Works comments were addressed. Staff stated they had previously met with Mr. Laha and discussed their concerns. Staff stated the redesign of the development allowed for a central entrance to the subdivision breaking the long straight stretches of roadway. Staff stated the indicated right-of-way dedications appeared to be adequate along Vimy Ridge Road and Pleasant Hill Road. Staff stated a grading permit would be required prior to any land clearing on the site. Staff also requested Mr. Laha contact Public Works staff for street naming conventions. Staff noted comments from wastewater and Central Arkansas Water. Mr. Laha stated he would contact them directly for further 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 site plan to staff addressing the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated the names of abutting property owners, the current zoning of the site and of all abutting properties and the names of recorded subdivisions abutting the plat area. The applicant has also indicated roadway design as requested by staff. The applicant has indicated three entrances from Vimy Ridge Road. The applicant has indicated a main entrance to the development with two secondary accesses into the development. The applicant has used the internal street network to reduce the long straight stretches of roads to minimize staffs concern of excess speeding. The applicant has also indicated tracts abutting the roadways to act as buffers from the adjoining roadways. The applicant has indicated these tracts will be utilized as detention and open space and maintained by the homeowners association. With the placement of the tracts in these areas the applicant has eliminated the need for a variance to allow double frontage lots. Staff is supportive of the applicant's request. The applicant is proposing the subdivision of 59 acres into 198 single-family lots. The applicant has indicated 8,500 linear feet of new street constructed to Master Street Plan standard. The applicant has indicated sidewalks will be placed along the interior roadways and along Vimy Ridge Road and Pleasant Hill Road. The applicant has indicated the majority of the lots proposed will be 70-feet by 100-feet or 7,000 square feet. The applicant has indicated a 25-foot platted building line along the front yard and has indicated side yard and rear yards will meet the minimum ordinance requirement. 4 May 26, 2005 SUBDIVISION ITEM NO.: 4 FILE NO.: S-1487 The proposed subdivision meets the minimum requirements of the Subdivision Ordinance as proposed. The applicant has indicated a proposed density of 3.3 units per acre, which is within the allowable density of single-family per the City's Future Land Use plan. To staffs knowledge there are no outstanding issues associated with the proposed request. 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. PLANNING COMMISSION ACTION: (MAY 26, 2005) Mr. Troy Laha was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff indicated the proposed subdivision met all the minimum requirements of the Subdivision Ordinance. Ms. Debra Weldon, Deputy City Attorney, stated if the Commission did in fact find the subdivision met all the minimum requirements of the Subdivision Ordinance the Commission had not choice but to approve the proposed request. Ms. Weldon quoted Richardson vs. the City of Little Rock as the basis for the approval. Ms. Jan Clements stated she was not informed of the request until she received a certified letter. She stated the developers had been planning the proposed subdivision for some time and should have contacted neighbors for input. She stated the roads in the area were currently taxed and could not handle the additional traffic. She stated there was a water improvement district in the area and questioned if the new residents would be required to pay the improvement district tax. Mr. Bill Westfall addressed the Commission in opposition of the proposed request. He stated he was a resident of the Quail Run Subdivision. He stated Vimy Ridge Road was currently taxed and felt the subdivision should access Alexander Road to enter and leave the subdivision. He stated if the development accessed Vimy Ridge Road then the roadway should be widened to accommodate the traffic. Mr. Benny Robinson addressed the Commission in opposition of the proposed request. He stated Pleasant Hill Road was not a city street. He stated the development proposed three entrances in less than one-half mile. He stated traffic problems would be created as a result of the proposed development. Mr. Troy Laha addressed the Commission on the merits of the request. He stated the developer would widen the roadways as required by the Master Street Plan. He stated curb and gutter would be added. He stated he could not address the concerns of the water improvement district. He stated the developers were proposing the development 5 May 26, 2005 SUBDIVISION TEM NO.: 4 (Cont. FILE NO.: S-1487 of homes 1400 to 1600 square feet in size. He stated this was a market the City was currently missing and felt the homes were a need that was in need of being filled. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. A ITEM NO.: 4 FILE NO.: S-1487 NAME: The Ridge Estates Subdivision Preliminary Plat LOCATION: located North of Pleasant Hill Road and West of Vimy Ridge Road 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 dimensions on all the indicated lots including lot width and lot depth. 3. Provide a note in the general notes section of the proposed preliminary plat as to the area to be set aside of open space including areas to be held for detention and potential park areas. Will there be any amenities located in the proposed open space areas including any playground areas? 4. Provide the proposed street names on the preliminary plat. 5. Provide the average size of the lots and the minimum lot size in the general notes section of the proposed preliminary plat. 6. Provide the proposed front yard building line on the preliminary plat. 7. Provide the names of recorded subdivision abutting the proposed preliminary plat, 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. 8. Provide the names of owners of any landlocked parcel within or abutting the plat area. 9. Provide the source of title of the property owner along with the name and address of the landowner. 10. Provide the zoning classification within the plat boundary and of abutting areas shown. 11. Provide a phasing plan, if applicable. Variance/Waivers: A variance from the Subdivision Ordinance to allow double frontage lots (Lots 1 — 14, 204 — 209). Public Works Conditions: 1. Vimy Ridge 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. Pleasant Hill Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. 3. With the subdivision construction plans, provide design of these streets conforming to Master Street Plan standard. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. 4. A 20-foot radial dedication of'right-af-way is required at the intersection of these streets. 5. 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. 6. Storm water detention ordinance applies to this property. Locations are shown on the plans. 7. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 8. The minimum centerline radius of 150-feet for standard residential streets must be provided. 9. Long, straight street lengths encourage speeding. Street layout should provide for traffic claming measures to slow residential traffic. Contact Bill Henry at (501) 379- 1816. 10. Provide easements along lot lines as needed for storm water conveyance. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, to serve all lots. No detention facilities may be constructed over or near existing sewer mains unless they are relocated. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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 and additional fire hydrant(s) 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Plannina 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, May 11, 2005.